LIVE OAK CITY COUNCIL AGENDA – JUNE 3, 2026
The Council may take up any agenda item at any time, regardless of the order listed. Action may be taken on any item on this agenda. Materials related to an item on this Agenda submitted to the Council after distribution of the agenda packet are available for public inspection at City Hall, 9955 Live Oak Boulevard, Live Oak, during normal business hours.
Such documents are also available on the City of Live Oak’s website at www.liveoakcity.org, subject to staff’s availability to post the documents before the meeting.
In compliance with the Americans with Disabilities Act, the meeting room is wheelchair accessible and disabled parking is available. If you have a disability and need disability-related modifications or accommodations to participate in this meeting, please contact the City Clerk’s office at (530) 695-2112 x107. Requests must be made at least 24 hours in advance.
Public Participation Options:
• Public Comment: Members of the public can submit general public comments, as well as comment on specific agenda items in the following ways:
o Public Attendance: Members of the public who attend in person may make comments from the Council Chamber podium.
o Email Public Comment: Comments from the public on agenda items will be accepted until 1:00 pm on the date of the meeting, via email to the City Clerk at [email protected]. Comments will be distributed to Council prior to the meeting and reflected in the meeting minutes. Please note that emailed comments will NOT be read aloud during the meeting unless an approved accommodations request has been granted.
o eComment Feature: Comments from the public on agenda items will be accepted until 1:00 pm on the date of the meeting, via the eComment feature at
https://liveoakca.granicus.com/ViewPublisher.php?view_id=1. Comments will be distributed to Council prior to the meeting and reflected in the meeting minutes. Please note that eComments will NOT be read aloud during the meeting unless an approved accommodations request has been granted.
• Remote Participation – Viewing Only - No Public Participation via Remote:
o The meeting will be livestreamed for public viewing, but not participation, as follows:
LIVE OAK
CITY COUNCIL
REGULAR MEETING AGENDA
JUNE 3, 2026
6:00 PM
MEETING LOCATION
LIVE OAK COUNCIL CHAMBERS
9955 LIVE OAK BOULEVARD
LIVE OAK, CALIFORNIA 95953
MEMBERS OF THE COUNCIL
JERAMY CHAPDELAINE, MAYOR
AARON PAMMA, VICE MAYOR
ASHLEY HERNANDEZ, COUNCILMEMBER
NANCY SANTANA, COUNCILMEMBER
BOB WOTEN, COUNCILMEMBER
BENJAMIN MOODY,
CITY MANAGER
NICOLE ROSSER,
CITY ATTORNEY
1 LIVE OAK CITY COUNCIL AGENDA – JUNE 3, 2026
▪ Granicus livestream: https://liveoakca.granicus.com/ViewPublisher.php?view_id=1. ▪ Zoom livestream:
• Join by Electronic Device:
https://us02web.zoom.us/j/81263238418
• Join by Phone:
1-669-900-6833 or 1-833-548-0282 (Toll Free)
Webinar ID: 812 6323 8418
AGENDA
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE AND INVOCATION
CORRECTIONS AND/OR CHANGES TO THE AGENDA BY CITY MANAGER ONLY
PRESENTATIONS AND RECOGNITIONS
PUBLIC COMMENT
Any person wishing to address the City Council on general jurisdictional matters or consent calendar items may do so at this time. If you are commenting on an agenda item, your comments will be heard at the time that item is scheduled for discussion. The City Council adopted a time limit of three minutes per person. The Brown Act does not allow for Council discussion of items not on the agenda. Councilmembers may only a) refer the matter to staff; b) ask for additional information; c) request a report back; or d) provide a limited factual response for items not listed on the agenda.
CONSENT ITEMS
Consent Calendar is passed by one motion with exceptions and separate votes as noted.
1. City Council Meeting Minutes
Recommendation: Approve the May 20, 2026, City Council Regular Meeting minutes. (Clarissa Menchaca, City Clerk)
PUBLIC HEARING ITEMS
2. City Council Adoption of the 6th Cycle Housing Element Update Recommendation: 1) Conduct a Public Hearing; and 2) Adopt a resolution to determine the Housing Element is categorically exempt from environmental review under California Environmental Quality Act, Section 15061(b)(3), Common Sense Exemption, amend the City’s General Plan by adopting the 2021-2029 City of Live Oak Housing Element, and directing staff to submit the adopted 2021-2029 Housing Element to the Department of Housing and Community Development for certification. (Jaspreet Kaur, Community and Economic Development Director) 2 LIVE OAK CITY COUNCIL AGENDA – JUNE 3, 2026
DISCUSSION ITEMS
3. FY2026-27 Proposed Budget
Recommendation: Review FY2026-27 Proposed Budget and Check-In for FY2025-26. (Ethan Gutierrez, Finance Director)
ITEMS REMOVED FROM THE CONSENT AGENDA FOR COUNCIL CONSIDERATION AND ACTION
UPDATES AND ANNOUNCEMENTS FROM THE CITY ATTORNEY AND CITY MANAGER
COUNCILMEMBER REPORTS / COMMENTS / REQUESTS
ADJOURNMENT
3 Background:
Recommendation:
Date: June 3, 2026
To: Honorable Mayor & Members of the City Council
From: Clarissa Menchaca, City Clerk
Subject: City Council Meeting Minutes
Submitted for approval are the May 20, 2026, City Council Regular Meeting minutes.
Approve the May 20, 2026, City Council Regular Meeting minutes.
CITY OF LIVE OAK
STAFF REPORT
Attachments:
Minutes
Agenda Item 1.
4 LIVE OAK CITY COUNCIL MINUTES – MAY 20, 2026
CALL TO ORDER
Meeting called to order by Mayor Chapdelaine at Live Oak City Council Chambers, 9955 Live Oak Boulevard, Live Oak, CA at 6:00 pm.
ROLL CALL
Present: Councilmembers Woten, Hernandez, Vice Mayor Pamma, and Mayor Chapdelaine
Absent: Councilmember Santana
PLEDGE OF ALLEGIANCE AND INVOCATION
Vice Mayor Pamma led the Pledge of Allegiance. Councilmember Woten delivered the invocation.
CORRECTIONS AND/OR CHANGES TO THE AGENDA BY CITY MANAGER ONLY There were no corrections and/or changes to the agenda.
PRESENTATIONS AND RECOGNITIONS
There were no presentations or recognitions.
PUBLIC COMMENT
Public Comment was opened and closed without any speakers.
CONSENT ITEMS
Consent Calendar is passed by one motion with exceptions and separate votes as noted.
MOTION: APPROVE THE CONSENT AGENDA.
(MOTION: HERNANDEZ; SECOND: PAMMA)
VOTE: MOTION PASSED 4-0-1
AYES: COUNCILMEMBERS WOTEN, HERNANDEZ, VICE MAYOR PAMMA, AND MAYOR CHAPDELAINE NOES: NONE
ABSENT: COUNCILMEMBER SANTANA
LIVE OAK
CITY COUNCIL
MINUTES
MAY 20, 2026
6:00 PM
MEETING LOCATION
LIVE OAK COUNCIL CHAMBERS
9955 LIVE OAK BOULEVARD
LIVE OAK, CALIFORNIA 95953
MEMBERS OF THE COUNCIL
JERAMY CHAPDELAINE, MAYOR
AARON PAMMA, VICE MAYOR
ASHLEY HERNANDEZ, COUNCILMEMBER
NANCY SANTANA, COUNCILMEMBER
BOB WOTEN, COUNCILMEMBER
BENJAMIN MOODY,
CITY MANAGER
NICOLE ROSSER,
CITY ATTORNEY
5 LIVE OAK CITY COUNCIL MINUTES – MAY 20, 2026
1. City Council Meeting Minutes
Clarissa Menchaca, City Clerk
Council action: May 6, 2026, City Council Regular Meeting minutes approved.
2. Declaration of Surplus Vehicles and Authorization for Sale Luis Cibrian, Parks and Recreation Director
Council action: Declared the vehicles and equipment identified in the staff report as surplus property and authorized the City Manager to sell the vehicles to Sutter County at a fair market value negotiated with the County.
3. Monarch Butterfly Habitat Grant
Benjamin Moody, City Manager
Council action: Authorized the City Manager to enter into a 10-year land agreement with Sutter County Resource Conservation District related to establishing and maintaining a Monarch Butterfly Habitat at the City’s soccer complex, APN 06-250-033.
PUBLIC HEARING ITEMS
4. Conduct a Public Hearing to Receive Comments on the Proposed Planning Fee Updates Ethan Gutierrez, Finance Director
Ethan Gutierrez, Finance Director, provided a presentation for the Council.
Opened the Public Hearing at 6:09 pm.
Public Comment was opened and closed without any speakers.
Closed the Public Hearing at 6:09 pm.
MOTION: CONDUCT A PUBLIC HEARING TO RECEIVE COMMENTS ON THE PROPOSED PLANNING FEE UPDATES, AND UPON CLOSE OF THE PUBLIC HEARING: 1) ADOPT THE MASTER FEE SCHEDULE WITH UPDATED PLANNING FEES, INCLUDING A 40% DISCOUNT EFFECTIVE JUNE 1, 2026, A 20% DISCOUNT EFFECTIVE JULY 1, 2027, NO DISCOUNT EFFECTIVE JULY 1, 2028, AND ANNUAL CPI ADJUSTMENTS DURING THE IMPLEMENTATION OF THE TIERED DISCOUNT STRUCTURE AND THEREAFTER AS APPLICABLE; AND 2)
ADOPT A RESOLUTION AUTHORIZING THE IMPLEMENTATION OF THE PROPOSED PLANNING FEES EFFECTIVE JUNE 1, 2026, WITH A 40% DISCOUNT EFFECTIVE JUNE 1, 2026, A 20% DISCOUNT EFFECTIVE JULY 1, 2027, NO DISCOUNT EFFECTIVE JULY 1, 2028, AND ANNUAL CPI ADJUSTMENTS DURING THE IMPLEMENTATION OF THE TIERED DISCOUNT STRUCTURE AND THEREAFTER AS APPLICABLE. (MOTION: PAMMA; SECOND: HERNANDEZ)
VOTE: MOTION PASSED 4-0-1
AYES: COUNCILMEMBERS WOTEN, HERNANDEZ, VICE MAYOR PAMMA, AND MAYOR CHAPDELAINE NOES: NONE
ABSENT: COUNCILMEMBER SANTANA
Reference Resolution No. 13-2026.
ITEMS REMOVED FROM THE CONSENT AGENDA FOR COUNCIL CONSIDERATION AND ACTION There were no items removed from the Consent Agenda for Council consideration and action. 6 LIVE OAK CITY COUNCIL MINUTES – MAY 20, 2026
UPDATES AND ANNOUNCEMENTS FROM THE CITY ATTORNEY AND CITY MANAGER City Manager Benjamin Moody reported that the Planning Commission recommended approval of the Housing Element at its May 19 meeting. The Housing Element will be presented to the City Council for approval at the June 3 City Council meeting. Additionally, staff have already begun preparing for the next cycle in coordination with Sacramento Area Council of Governments (SACOG) to remain ahead of schedule. Mr. Moody has also been coordinating with Sutter County and the City of Yuba City to organize community meetings and gather public input on community priorities. A survey is being conducted to help identify and prioritize community needs, which will assist the City Council and County in determining how to proceed. Mr. Moody also provided an update on code enforcement efforts, noting continued progress, as well as ongoing work related to the high winds over the weekend. Mr. Moody noted that the swimming pool is scheduled to open this weekend. Lastly, the draft budget is expected early next week for initial review and will be presented to the City Council for preliminary consideration at the next council meeting.
COUNCILMEMBER COMMENTS
Councilmember Woten highlighted his attendance at the Regional Housing Authority (RHA) Board of Commissioners meeting.
Vice Mayor Pamma touched on his attendance at the Feather River Air Quality Management District meeting.
He also highlighted his tour of the Freedom Trailor and noted his attendance at the Live Oak Lions Club meeting.
Vice Mayor Pamma noted that a Memorial Day tribute will be held at the cemetery on Monday, May 25. He also thanked city staff for their continued hard work in keeping the city moving forward.
Mayor Chapdelaine provided an update on the RHA Amended and Restated JPA admitting Lake County. He also discussed his attendance at the SACOG Policy and Innovation Committee meeting and noted that he will be attending the SACOG board meeting scheduled for Thursday. Mayor Chapdelaine additionally referenced his attendance at meetings of the Sutter Butte Flood Control Agency and the Local Agency Formation Commission.
He concluded by thanking city staff for their continued efforts and dedication.
ADJOURNMENT
Mayor Chapdelaine adjourned the meeting at 6:23 pm.
Jeramy Chapdelaine, Mayor
ATTEST:
Clarissa Menchaca, City Clerk
7 Purpose:
Background:
Analysis:
Date: June 3, 2026
To: Honorable Mayor & Members of the City Council
From: Jaspreet Kaur, Community Development
Subject: City Council Adoption of the 6th Cycle Housing Element Update
Summary: Recommendation: 1) Conduct a Public Hearing; and 2) Adopt a resolution to determine the Housing Element is categorically exempt from environmental review under California
Environmental Quality Act, Section 15061(b)(3), Common
Sense Exemption, amend the City's General Plan by adopting the 2021-2029 City of Live Oak Housing Element, and directing staff to submit the adopted 2021-2029 Housing Element to the Department of Housing and Community Development for
certification.
Fiscal Impact: No fiscal impact.
Adoption of the 6th Cycle 2021-2029 Housing Element Update.
State Housing Element law (Government Code Section 65583) requires each local government entity to adopt a comprehensive long-term general plan for the physical development of their city or county. The housing element is one of the mandated elements composing the general plan. State law, through the housing element, addresses the existing and projected housing needs within all economic segments of the state's various communities, including the City of Live Oak.
The legal mandate recognizes that in order for the private sector to adequately address housing needs, local governments must adopt land use plans and other planning programs to create opportunities that do not constrain development of affordable housing. Housing policy in the state is dependent on the effective development and implementation of local general plans and particularly housing elements.
The City of Live Oak 6th Cycle (2021-2029) Housing Element establishes goals, policies and programs intended to address the housing needs of current and future residents. The Draft
CITY OF LIVE OAK
STAFF REPORT
Agenda Item 2.
8 Housing Element follows the format of the current Housing Element and includes the following sections:
1. Introduction - Provides an overview of the Housing Element and summarizes the community engagement efforts that informed its development.
2. Community Profile - Examines demographic, economic, and housing conditions, including trends and the needs of identified special-needs populations.
3. Housing Constraints - Evaluates existing and potential governmental and nongovernmental barriers to housing production and includes an assessment of fair housing issues.
4. Housing Resources - Identifies available housing sites and evaluates whether the community has adequate capacity to meet its Regional Housing Needs Allocation.
5. Review of Previous Housing Element - Assesses progress made in implementing the policies and programs from the prior Housing Element cycle.
6. Goals, Policies, and Programs - Establishes targeted goals along with policies and programs designed to address the community's identified housing needs The 2021-2029 Housing Element was presented to City Council and submitted to the Department of Housing and Community Development (HCD) on August 16, 2021 to initiate the review process. The following summarizes the timeline with HCD.
Draft Submittal Date - HCD Letter Received
Draft submitted August 16, 2021 - Letter received September 8, 2021 Draft Adopted September 13, 2021 - Letter received December 9, 2021 Revised draft submitted September 25, 2024 - Letter received November 22, 2024 Revised draft submitted November 10, 2025 - Letter received January 9, 2026 Revised draft submitted March 9, 2026 - Conditional Compliance Letter received May 7, 2026 Staff worked with PlaceWorks (consultant) over the past year to amend the Housing Element to comply with State Regulations and obtain preliminary HCD approval. The majority of the textural changes include identifying adequate sites to accommodate the City's Regional Housing Needs Allocation (RHNA) and amending the Housing Element to ensure the City is affirmatively furthering fair housing and incorporating local data and knowledge. Programs and goals have been revised to comply with State law and address requirements to affirmatively further fair housing.
During the regular Planning Commission meeting on May 19, 2026, the Planning Commission unanimously voted to recommend approval to City Council of the 2021-2029 Housing Element update for adoption.
Environmental Determination:
Environmental impacts of the Housing Element were previously analyzed by the City (Mitigated Negative Declaration that was adopted by City Council on September 8, 2021) and no additional environmental review is determined necessary. Therefore, City staff has determined that the project is categorically exempt from environmental review under CEQA Agenda Item 2.
9 Fiscal Impact:
Recommendation:
per Section 15061(b)(3) - "Common Sense Exemption."
No fiscal impact.
1) Conduct a Public Hearing; and 2) Adopt a resolution to determine the Housing Element is categorically exempt from environmental review under California Environmental Quality Act, Section 15061(b)(3), Common Sense Exemption, amend the City's General Plan by adopting the 2021-2029 City of Live Oak Housing Element, and directing staff to submit the adopted 2021-2029 Housing Element to the Department of Housing and Community Development for certification.
Attachments:
Housing Element Resolution
2021-2029 Housing Element
CEQA Exemption Memo
HCD Letter, May 2026
Agenda Item 2.
10 1
Resolution No.
RESOLUTION OF THE CITY OF LIVE OAK CITY COUNCIL DETERMINING THE HOUSING ELEMENT
IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW UNDER CALIFORNIA ENVIRONMENTAL QUALITY ACT, SECTION 15061(B)(3), COMMON SENSE EXEMPTION, AMEND THE CITY’S GENERAL PLAN BY ADOPTING THE 2021-2029 CITY OF LIVE OAK HOUSING ELEMENT, AND DIRECTING STAFF TO SUBMIT THE ADOPTED 2021-2029 HOUSING ELEMENT TO THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT FOR CERTIFICATION.
WHEREAS, State Housing Element law (Government Code Section 65583) requires each local government entity to adopt a comprehensive long-term general plan for the physical development of the city; and,
WHEREAS, the City of Live Oak prepared the Draft City of Live Oak 6th Cycle (2021-2029) Housing Element Update in accordance with State Housing Element law; and WHEREAS, the City of Live Oak prepared an Initial Study/Negative Declaration for the City of Live Oak 6th Cycle (2021-2029) Housing Element Update in accordance with the California Environmental Quality Act (CEQA) which was adopted by City Council on September 8, 2021; and
WHEREAS, the City of Live Oak received a letter from the Department of Housing and Community Development (HCD) requesting changes to the submitted 2021-2029 Housing Element; and
WHEREAS, the City amended the Housing Element to address the comments related to promote and affirmatively further fair housing and identifying sites needed to facilitate and encourage the development of a variety of types of housing for all income levels; and WHEREAS, the Live Oak Planning Commission duly gave notice of public hearing as required by law and on May 19, 2026, duly held a public hearing, received and considered evidence, both oral and documentary; and
WHEREAS, the Live Oak Planning Commission voted unanimously to recommend City Council approval of the 2021-2029 Housing Element; and
WHEREAS, the Live Oak City Council duly gave notice of a public hearing as required by law and on June 3, 2026, duly held a public hearing, received and considered evidence, both oral and documentary;
WHEREAS, the revised 2021-2029 Housing Element must be reviewed and re-adopted by the City Council prior to HCD certification; and
WHEREAS, on June 3, 2026, the City Council re-adopted the 2021-2029 City of Live Oak Housing Element.
11 2
NOW, THEREFORE, BE IT RESOLVED, as follows:
1. The City Council hereby finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.
2. The City of Live Oak City Council hereby FINDS, on the basis of the whole record before it (including the CEQA Exemption) that:
a. The City of Live Oak exercised overall control and direction over the CEQA review for the project, determining the project is categorically exempt per Section 15061(b)(3), Common Sense Exemption; and,
b. There is no substantial evidence that the project will have a significant effect on the environment; and,
NOW THEREFORE, BE IT FURTHER RESOLVED the City Council adopts the City of Live Oak 6th Cycle (2021-2029) Housing Element Update, the City Council makes the following findings, which are based on its review and consideration of the entire record, including the recitals above and any oral or written testimony provided at the hearing:
1. The draft City of Live Oak 6
th Cycle (2021-2029) Housing Element Update document
was prepared in accordance with State Housing Element law.
2. The draft City of Live Oak 6
th Cycle (2021-2029) Housing Element Update is
consistent with the general plan, as it carries out the purposes of the general plan and is consistent with the land use and development designation in such plans.
NOW, THEREFORE, BE IT RESOLVED AND DETERMINED, that the City Council of the City of Live Oak hereby determine the 2021-2029 Housing Element is categorically exempt from environmental review under California Environmental Quality Act, Section 15061(b)(3), Common Sense Exemption, adopt the Amended City of Live Oak 6th Cycle (2021-2029) Housing Element Update and direct staff to submit the adopted 2021-2029 Housing Element to the Department of Housing and Community Development for certification.
I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the City of Live Oak City Council, at a regular meeting thereof, held on the 3 rd day of June, 2026, by
following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
12 3
APPROVED:
Jeramy Chapdelaine, Mayor
ATTEST:
Clarissa Menchaca, City Clerk
13 Adoption Draft – May 2026
City of Live Oak CommunityDevelopmentDepartment
9955 Live Oak Blvd. Live Oak, CA 95953
(530) 695-2112
2021-2029 HOUSING ELEMENT
CITY OF LIVE OAK
14 15
Table of Contents
City of Live Oak
2021-2029 Housing Element P a g e|i-1
Table ofContents
Chapter 1 Introduction ........................................................................1-1 A. Community Context...................................................................... 1-1 B. Organization of the Housing Element....................................... 1-4 C. Relationship to General Plan Elements...................................... 1-4 D. Public Participation........................................................................ 1-5 Chapter 2 Community Profile ............................................................ 2-1 A. Demographic Characteristics....................................................... 2-1 B. Economic Characteristics............................................................. 2-3 C. Housing Characteristics...............................................................2-10 D. Special Housing Needs................................................................2-26 Chapter 3 HousingConstraints ......................................................... 3-1 A. Nongovernmental Constraints..................................................... 3-1 B. Governmental Constraints........................................................... 3-5 C. Housing Assessment....................................................................3-26 Chapter 4 HousingResources ........................................................... 4-1 A. Regional Housing Needs Allocation........................................... 4-1 B. Constructed Units and Pending Projects................................... 4-2 C. Sites Inventory and Analysis......................................................... 4-3 D. Infrastructure and Environmental Constraints......................... 4-8 E. Financial and Administrative Resources..................................4-11 Chapter 5 Review of the Previous Housing Element........................ 5-1 Chapter 6 Goals, Policies, and Programs .......................................... 6-1 16 Table of Contents
City of Live Oak
P a g e|i-2 2021-2029 Housing Element
Tables
Table 2-1 Trends in Population Growth.........................................................................2-1 Table 2-2 Population Growth Projections ....................................................................2-2 Table 2-3 Trends in Population Age- City of Live Oak ...............................................2-2 Table 2-4 Race and Ethnicity- City of Live Oak............................................................2-3 Table 2-5 Industry Profile- City of Live Oak .................................................................2-4 Table 2-6 Industry Profile- Sutter County ......................................................................2-5 Table 2-7 Employment Projections.................................................................................2-6 Table 2-8 Employment Projections- Yuba City MSA...................................................2-6 Table 2-9 Travel Time to Work........................................................................................2-8 Table 2-10 Live Oak and Sutter County Household Projections................................2-9 Table 2-11 Household Income by Tenure Characteristics.........................................2-10 Table 2-12 Trends in Housing Type..............................................................................2-11 Table 2-13 Trends in Housing Tenure ..........................................................................2-11 Table 2-14 Vacant Units by Type...................................................................................2-12 Table 2-15 Housing Age Characteristics.......................................................................2-13 Table 2-16 Housing Conditions Survey Results- City of Live Oak ..........................2-14 Table 2-17 Median Home Prices....................................................................................2-14 Table 2-18 Median Home Selling Price for 2019 and 2020 .......................................2-15 Table 2-19 Market Rental Rates by Unit Type- City of Live Oak.............................2-15 Table 2-20 Household Income Limits by Household Size- Sutter County.............2-16 Table 2-21 Housing Affordability - Sutter County......................................................2-17 Table 2-22 Housing Problems for All Households- City of Live Oak.....................2-18 Table 2-23 Housing Overpayment - City of Live Oak ...............................................2-19 Table 2-24 Market Rental Rates by Unit Type.............................................................2-20 Table 2-25 Affordable Housing Complexes- City of Live Oak.................................2-22 Table 2-26 Estimated Costs of Preserving At-Risk Units..........................................2-24 Table 2-27 Senior Households - City of Live Oak ......................................................2-27 Table 2-28 Senior Households (65+) by Income Group- City of Live Oak...........2-27 Table 2-29 Persons with Disabilities by Type- City of Live Oak..............................2-29 Table 2-30 Employment Status of Persons with Disabilities- City of Live Oak ....2-29 Table 2-31 Developmentally Disabled Residents by Age...........................................2-30 Table 2-32 2021 Farmworker Households by Income – City of Live Oak.............2-34 Table 2-33 2021 Farmworker Income Range – Yuba MSA.......................................2-35 Table 2-34 Highest Grossing Commodities for 2019 - Sutter County.....................2-36 Table 2-35 Agriculture Employment Trends – Yuba MSA.......................................2-37 Table 3-1 Residential Land Use Controls in Live Oak .................................................3-6 Table 3-2 Residential Uses Permitted in Live Oak........................................................3-7 Table 3-3 Development Standards by Residential Zone ............................................3-12 Table 3-4 Parking Standards ...........................................................................................3-13 Table 3-5 Planning and Application Fees.....................................................................3-15 Table 3-6 Development Impact Fees............................................................................3-16 Table 3-7 Typical Building Permit Processing Times.................................................3-21 Table 3-8 Constraints on Housing for Persons with Disabilities..............................3-25 17 Table of Contents
City of Live Oak
2021-2029 Housing Element P a g e|i-3
Table 3-9 Fair Housing Compliance..............................................................................3-30 Table 3-10 Dissimilarity Index 2019..............................................................................3-39 Table 3-11 Poverty by Race/Ethnicity in Live Oak 2015-2019 ................................3-90 Table 3-12 Housing Tenure by Race/Ethnicity in Live Oak 2015-2019...............3-120 Table 3-13 Factors that Contribute to Fair Housing Issues.....................................3-121 Table 3-14 Programs Addressing Fair Housing.........................................................3-123 Table 3-15 Distribution of Site and Project Capacity to Meet RHNA by Census Tract...........................................................................................3-129 Table 4- 1 Regional Housing Needs Allocation Progress 2021-2029.........................4-2 Table 4-2 Vacant Sites Inventory .....................................................................................4-5 Table 4-3 Regional Housing Needs Allocation Compared to Available Capacity....4-8 Table 4-4 State Program Funding Sources...................................................................4-11 Table 5-1 2013-2021 Regional Housing Needs Allocation Progress..........................5-2 Table 5-2 Review of Previous Housing Element Programs ........................................5-4 Table 6-1 Quantified Objectives for the 2021-2029 Housing Element.....................6-3 Figures
Figure 1- 1 Regional Location Map .................................................................................1-2 Figure 1- 2 City Boundary Map........................................................................................1-3 Figure 3-1 Census Tract Boundaries..............................................................................3-28 Figure 3-2 Regional Settlement Trends by Race/Ethnicity 2010..............................3-33 Figure 3-3 Racial Predominance in Live Oak 2010.....................................................3-36 Figure 3-4 Racial Demographics in Live Oak 2010.....................................................3-37 Figure 3-5 Racial Demographics in Live Oak 2018.....................................................3-38 Figure 3-6 Percent of Children in Married-Couple Households in Live Oak 2015-2019.......................................................................................................3-41 Figure 3-7 Median Income in Live Oak 2015-2019 ....................................................3-43 Figure 3-8 Low to Moderate Income Populations in Live Oak 2015-2019 ............3-44 Figure 3-9 Racially/Ethnically Concentrated Areas of Poverty in Yuba Sutter Region .................................................................................................3-93 Figure 3-10 TCAC/HCD Opportunity Areas – Composite .....................................3-96 Figure 3-11 TCAC/HCD Opportunity Areas - Education Score ..........................3-100 Figure 3-12 TCAC/HCD Opportunity Areas - Economic Score ..........................3-101 Figure 3-13 Jobs Proximity Index in Live Oak 2014-2017 ......................................3-104 Figure 3-14 Low Transportation Cost Index in Live Oak .......................................3-105 Figure 3-15 TCAC/HCD Opportunity Areas - Environmental Score ..................3-109 Figure 3-16 Overpayment by Renters in Live Oak 2015-2019................................3-110 Figure 3-17 Overpayment by Home Owners in Live Oak 2015-2019...................3-111 Figure 3-18 Location Affordability Index...................................................................3-114 Figure 3-19 Overcrowded Households in Live Oak 2015-2019 .............................3-115 Figure 3-20 Sensitive Communities in Live Oak 2013-2017....................................3-118 Figure 4-1 Vacant Sites Inventory....................................................................................4-7 18 Table of Contents
City of Live Oak
P a g e|i-4 2021-2029 Housing Element
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19 City of Live Oak
2021-2029 Housing Element P a g e|1-1
Chapter 1
Introduction
The 2021–2029 Housing Element
addresses the City of Live Oak’s (the
city’s) plans to meet its housing needs,
particularly the availability, affordability,
and adequacy of housing supply. The
housing element defines strategies and
programs that will serve all
socioeconomic groups. To these ends,
the housing element is based on five
objectives that provide direction and
guidance for meeting the city’s housing needs over the next eight years:
1. Matching housing supply with need;
2. Maximizing housing choice throughout the community;
3. Assisting in the provision of affordable housing;
4. Removing governmental and other constraints to housing investment;
5. Promoting fair and equal housing opportunity.
The following discusses the context for housing policy in Live Oak, the organization of the housing element, the element’s relationship to other elements of the General Plan, and the public participation process employed in the preparation and adoption of the housing element. The City of Live Oak’s 6th Cycle Housing Element Update (2021-2029) was created in compliance with State General Plan Law pertaining to housing elements.
A. Community Context
The City of Live Oak is a rural community of approximately 8,500 residents in northern Sutter County (see Figure 1- 1and Figure 1- 2). It is strategically located along the Highway 99 corridor between Yuba City and Chico, and has easy access to San Francisco, Lake Tahoe, and Sacramento. The City was first settled in 1866 and grew with the advent of the California-Oregon Railroad in the 1870’s. Live Oak was incorporated in 1947, and was the second city to be stablished in Sutter County.
20 Chapter 1 Introduction
City of Live Oak
P a g e|1-2 2021-2029 Housing Element
Figure 1- 1 Regional Location Map
21 Chapter 1 Introduction
City of Live Oak
2021-2029 Housing Element P a g e|1-3
Figure 1- 2 City Boundary Map
22 Chapter 1 Introduction
City of Live Oak
P a g e|1-4 2021-2029 Housing Element
B. Organization of the Housing Element
The housing element update is an eight-year plan for the period from October 31, 2021, to October 31, 2029. The housing element consists of the following major components:
1. Introduction to the housing element, including the planning context in Live Oak, General Plan consistency, and the public participation process (Chapter 1).
2. An analysis of the city’s population and housing characteristics and trends, including special housing needs (Chapter 2).
3. A review of potential governmental, market, and environmental constraints that impact the city’s ability to address housing needs in Live Oak (Chapter 3).
4. An evaluation of land and financial resources available to address Live Oak’s housing goals (Chapter 4).
5. An evaluation of the previous 2013 housing element; its effectiveness; progress in implementation; and appropriateness of goals, objectives, and policies (Chapter 5).
6. Housing goals, policies, and programs to address the city’s identified housing needs (Chapter 6).
C. Relationship to General Plan Elements
State law requires the housing element to contain a statement of “the means by which consistency will be achieved with other General Plan elements and community goals” (California Government Code, Section 65583[c][6][B]). There are two aspects of this analysis: 1) an identification of other General Plan goals, policies, and programs that could affect implementation of the housing element or that could be affected by the implementation of the housing element, and 2) an identification of actions to ensure consistency between the housing element and affected parts of other General Plan elements. The City of Live Oak updated the remainder of its General Plan in 2008. The updated General Plan consists of nine elements; Circulation, Economic Development, Land Use, Noise, Parks and Recreation, Community Character, Safety, Conservation and Open Space, and Public Utilities, Services, and Facilities. The housing element’s goals and policies are consistent with—and supported by—goals and policies in the other elements. 23 Chapter 1 Introduction
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The Land Use Element and Land Use Diagram were developed to accommodate the RHNP and the anticipated number of housing element cycles during the General Plan time horizon, and residential land uses are defined to accommodate the full range of housing types and affordability levels. Residential land uses were placed in proximity to services, and the Transportation Element includes policies and implementation programs to promote transit access for lower-income and special needs groups.
Energy conservation techniques and methods to reduce energy consumption by residential land uses are included in the Conservation and Open Space Element.
The Public Utilities, Services, and Facilities Element directs how infrastructure will be provided to parcels intended for residential development. The Economic Development Element provides general goals and policy guidance for job creation and related activities in the city. Along with the Land Use Element, the Economic Development Element promotes the goal of jobs-housing balance within the City at General Plan buildout.
D. Public Participation
State law (§65583[c][7] of the California Government Code) requires cities and counties to make a diligent effort to achieve public participation of all economic segments of the community in the development of a housing element and requires the housing element to describe this effort. While opportunity to connect with the community are more limited due to the COVID-19 pandemic, the city made the draft housing element available for public review. The draft housing element was published on the City of Live Oak website and made available for public comment on August 16, 2021.
In September 2022, the City of Live Oak posted the revised housing element on the City of Live Oak's website for public review, as well as, sending the link to all individuals and organizations that have previously requested notices relating to the Live Oak Housing Element. The City of Live Oak then then submitted the revisions to HCD for review. Again, in September 2023, the City of Live Oak posted the revised housing element on the City of Live Oak’s website for public review, as well as, sending the link to all individuals and organizations that have previously requested notices relating to the Live Oak Housing Element. In September 2024, after the required review period, the City of Live Oak submitted the revisions to HCD for review.
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Throughout the adoption process the City will continue to notice the document to all relevant local agencies and to all individuals and organizations that have previously requested notices relating to the local government’s housing element.
As the Housing Element programs are implemented, the City will continue to engage the community, including organizations that represent lower-income and special needs households. In November 2025 the City received feedback from the Regional Housing Authority with suggested revisions throughout the document, including the addition of discussions of several state codes related to development fees. These suggested changes were implemented throughout the document.
Public Meetings
Live Oak planning staff conducted a public meeting on Tuesday, August 17, 2021 to solicit input and comments from public agencies and the general public on the housing element update. The meeting was publicly noticed per the city’s standard noticing practices and the meeting was held in person at the Live Oak City Hall and via video- and teleconference using Zoom, pursuant to Governor Newsom’s Executive Order N-29-20. Planning staff discussed the housing element update process, reviewed the previous housing element goals and programs, identified the programs that were completed during the 5th Cycle, as well as programs that would be modified and continued for the 6th Cycle, as presented in further detail in the proposed 6th Cycle goals, policies, and programs. Planning staff received comments from the public including the city’s Regional Housing Needs Allocation (RHNA) and current drinking water quality. Staff explained the process in which the RHNA numbers are allocated to the city and per the City’s Public Works Director, the City of Live Oak’s drinking water quality meets all the federal and state requirements and is not a constraint on development.
Public Hearings
On Tuesday, September 1, 2021, the Live Oak planning staff presented the housing element update and associated environmental review document to the Live Oak Planning Commission. The hearing was publicly noticed per the city’s standard noticing practices and the hearing was held in person at the Live Oak City Hall and via video- and teleconference using Zoom, pursuant to Governor Newsom’s Executive Order N- 29-20. The Live Oak Planning Commission unanimously voted to recommend city council approval of the housing element update. On Wednesday, September 8, 2021, the Live Oak City Council unanimously voted to adopt the housing element update. The hearing was publicly noticed per the city’s standard noticing practices and the hearing was held in person at the Live Oak City Hall and via video-and teleconference using Zoom, pursuant to Governor Newsom’s Executive Order N-29-20.
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Chapter 2
Community Profile
The City of Live Oak is located in the Sacramento Valley in the northern portion of Sutter County, approximately 10 miles north of Yuba City and 50 miles north of Sacramento. Live Oak’s location places it within one of the fastest growing regions in the State. Agriculture is the predominant land use in Sutter County and in the vicinity of Live Oak; however, the predominant land use within the city is single-family residential.
A. Demographic Characteristics
Population, employment, and household characteristics all affect the supply of and demand for housing in Live Oak. These characteristics are analyzed in the following section to provide the basis for developing a successful housing program tailored to the needs of this community.
Population Growth
Between 2010 and 2021, Sutter County experienced population growth, averaging approximately 3 percent for the entire county, including incorporated cities and unincorporated communities. As shown in Table 2-1, the population in Live Oak experienced a slightly more robust growth rate of 8 percent, increasing from 8,500 residents in 2010 to 9,138 residents in 2021.
Table 2-1
Trends in Population Growth
Area 2010 2021 Change Number Number
Live Oak 8,500 9,138 638
Yuba City 65,547 67,655 2,108
Marysville 12,072 12,613 541
Gridley 6,584 7,039 455
Source: 2021 ESRI
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The information collected below for the population estimations was gathered from ESRI, published in July 2021. Population, households, and jobs were projected through 2050 for low, mid, and high growth scenarios. Table 2-2 reports the midgrowth scenario in Live Oak to be a projected 27 percent increase in population from 8,500 residents in 2010 to10,832 residents in 2050.
Table 2-2
Population Growth Projections
2010 2015 2020 2025 2030 2035 2040 2045 2050 %
Change
Annual
Growth
Rate
Live Oak 8,500 8,788 9,080 9,372 9,664 9,956 10,248 10,540 10,832 27% <1% Sutter
County 94,737 96,100 97,557 99,014 100,471 101,928 103,385 104,842 106,299 12% <1% Source: 2021 ESRI
Age Characteristics
In 2021, Live Oak residents had a median age of 34 years, which is two years lower than the median age of 36 in the county overall. As shown in Table 2-3, the number of residents below the age of 55 generally declined between 2010 and 2021, while the number of residents in the 55 to 64 age group increased. The number of residents 65 and above increased by four percent. This decrease reflects, in part, the high cost of housing in Live Oak, its large share of single-family homes, and affordability issues for most households like seniors who are on a fixed or reduced income, except higher- earning older households. The age group between 25 and 34 has steadily stayed the same at 15 percent.
Table 2-3
Trends in Population Age- City of Live Oak
Age
Group
2010 2021 Percentage
Number Change of
Persons
Percentage
of Total
Number of
Persons
Percentage
of Total
< 15 2,161 25% 2,055 23% -2%
15–24 1,260 15% 1,260 14% -1%
25–34 1,238 15% 1,395 15% --
35–44 1,145 14% 1,213 13% -1%
45–54 1,054 12% 1,008 11% -1%
55–64 732 9% 946 10% 1%
65+ 910 10% 1,261 14% 4%
Total 8,500 100% 9,138 100% --
Source: 2021 ESRI
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Table 2-4 reports the Race and Ethnicity of the demographics in the City of Live Oak. The residents of the City of Live Oak are majority Hispanic or Latino, with
50.7 percent of the population identifying this way in 2019. Over thirty seven percent of the population in the city identify as White. The questions posed by the Census regarding race and ethnicity provide the opportunity for respondents to self-identify sub-group identities within the racial and ethnic categories; 1.5 percent of respondents who identified as White also identified as Black or African American within the survey sub- groups. Two percent of the population are Black or African American, 5.8 percent are Asians, as the other largest sub-groups.
Table 2-4
Race and Ethnicity- City of Live Oak
Race or Ethnic Group Number Percentage
White 3,283 37.8%
Black or African American 176 2.0%
American Indian and Alaska Native 42 0.5%
Asian 502 5.8%
Native Hawaiian and Other Pacific Islander 8 0.1%
Two or more races 258 3.0%
Some other race 7 0.1%
Hispanic or Latino 4,403 50.7%
Total population 8,679 100%
Source: 2019 American Community Survey
Note: Hispanic or Latino category is counted separately and in addition to other categories.
B. Economic Characteristics
Economic characteristics play an important role in defining housing needs in Live Oak. Economic characteristics include the types of business, the occupations held by residents, and the associated income. These characteristics provide insight into the types of housing residents can afford and job-induced housing demand.
Business and Economy
Live Oak’s local economy is built around the educational, healthcare, and social assistance services. According to the 2021 ESRI report, gathered from the American Community Survey (ACS), and as shown in Table 2-5, the City’s industries that employ the most workers are educational services, healthcare, and social assistance (22 percent); retail trade (12 percent); and arts, entertainment, recreation, and accommodation and food services (10 percent). Currently, these three industries comprise 44 percent of all those employed. All other industries employ less than 500 workers each. This distribution indicates that industry 28 Chapter 2 Community Profile
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conditions are similar to those at the time of the previous housing element cycle, but now includes art, entertainment, recreation, and food services as one of the top three largest industries employing Live Oak’s workforce.
Table 2-5
Industry Profile- City of Live Oak
Industry
Number of
Employed Civilians
16 Years and Over
Percentage
1. Educational services, and healthcare and
social assistance
756 22%
2. Arts, entertainment, recreation, and
accommodation and food services
334 10%
3. Professional, scientific, and management, and
administrative and waste management services
299 9%
4. Retail trade 400 12%
5. Finance and insurance, and real estate and
rental and leasing
133 4%
6. Other services, except public administration 145 4%
7. Public administration 112 3%
8. Manufacturing 220 6%
9. Transportation and warehousing, and utilities 262 8%
10. Construction 272 8%
11. Wholesale trade 176 5%
12. Agriculture, forestry, fishing and hunting,
and mining
304 9%
13. Information 41 1%
Total 3,454 100%
Source: 2021 ESRI
According to the State of California Employment Development Department (EDD), the largest employers (500–999 employees) in Sutter County were in the industries of nurserymen and dried fruit wholesalers. Many of these large employers are in Yuba City, which is within 10 miles of Live Oak (see Table 2-6). 29 Chapter 2 Community Profile
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Table 2-6
Industry Profile- Sutter County
Employer Name Location Industry Number of
Employees
Sierra Gold Nurseries Yuba City Nurserymen 500-999
Sunsweet Growers Inc Yuba City Fruits-Dried (whls) 500-999 City of Yuba City Yuba City Government OfficesCity/Village & Twp 250-499 Home Depot Yuba City Home Centers 250-499
Sysco Sacramento Inc Pleasant Grove Food Products (whls) 250-499 Trees Inc Yuba City Tree Service 250-499
Walmart Supercenter Yuba City Department Stores 250-499 Applebee's Grill + Bar Yuba City Full-Service Restaurant 100-249 Fountains Managed By
Rideout Yuba City Convalescent Homes 100-249
Geweke Ford Yuba City Automobile DealersNew Cars 100-249 Holt of California Pleasant Grove
Contractors- Equip/SuplsDlrs/Svc
(whls)
100-249
Homeward Bound
Golden Elverta Animal Shelters 100-249
Legend Transportation Yuba City Trucking-Liquid & Dry Bulk 100-249 Lowe's Home
Improvement Yuba City Home Centers 100-249
River Valley High
School Yuba City Schools 100-249
Source: EDD, America’s Labor Market Information System (ALMIS) Employer Database, 2021 1
st edition
Employment projections provide insight into future number of jobs and are also an indicator of the demand for housing and population growth. Projections prepared by SACOG in 2020 predict that by 2040, Live Oak will have approximately 1,870 employed citizens, an increase of 46 percent from 2016 (see Table 2-7).
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Table 2-7
Employment Projections
Year 2016 2035 2040
Number Employed Persons, Live Oak 1,280 1,770 1,870
Number Employed Persons, Sutter County 34,430 41,510 43,980 Source: Sacramento Area Council of Governments (SACOG), 2020 Metropolitan Transportation Plan/Sustainable Communities Strategy Update, Appendix C: Land Use Forecast
Occupations and Wages
As shown in Table 2-8, the EDD produces an Occupational Employment and Wage Data spreadsheet by metropolitan statistical area (MSA) yearly that reports employment projections out to 2028 related to job growth for the Yuba City MSA in which Live Oak is included. During the 10-year period, new employment in the Yuba City MSA is expected to be concentrated in a variety of occupations. When comparing annual incomes to the median Sutter County income in 2021 for a family of four of $61,535, only eight (or 36 percent of all people tabulated in the MSA) of the occupational groups are above this median income.
Of these 22 occupational groups, the highest mean annual salaries are in the healthcare practitioners and technical and management occupations at $116,099 and $108,001. The lowest annual salary is in the farming, fishing, and forestry occupations at $31,880.
Table 2-8
Employment Projections- Yuba City MSA
Occupations of
Residents
Mean
Hourly
Wage
Mean
Annual
Salary
Estimated
Employment
2018
Projected
Employment
2028
Percentage
Change
Management
Occupations $51.92 $108,001 12,390 12,860 4%
Business and Financial
Operations Occupations $34.24 $71,229 4,550 4,990 10%
Computer and
Mathematical
Occupations
$41.89 $87,143 1,050 1,060 1%
Architecture and
Engineering Occupations $49.67 $103,294 2,200 2,300 5%
Life, Physical, and Social
Science Occupations $34.82 $72,420 1,530 1,600 5%
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Table 2-8
Employment Projections- Yuba City MSA
Occupations of
Residents
Mean
Hourly
Wage
Mean
Annual
Salary
Estimated
Employment
2018
Projected
Employment
2028
Percentage
Change
Community and Social
Services Occupations $31.53 $65,574 2,630 2,920 11%
Legal Occupations $49.18 $102,294 390 440 13%
Education, Training, and
Library Occupations $32,54 $67,666 11,840 12,260 4%
Arts, Design,
Entertainment, Sports,
and Media Occupations
$28.30 $58,861 690 690 0%
Healthcare Practitioners
and Technical
Occupations
$55.82 $116,099 7,520 8,440 12%
Healthcare Support
Occupations $16.51 $34,340 3,730 4,270 14%
Protective Service
Occupations $29.37 $61,097 2,870 3,040 6%
Food Preparation and
Serving-Related
Occupations
$15.37 $31,978 12,210 13,580 11%
Building and Grounds
Cleaning and
Maintenance
Occupations
$18.21 $37,882 4,430 6,570 48%
Personal Care and
Service Occupations $17.23 $35,821 10,340 12,850 24%
Sales and Related
Occupations $20.42 $42,459 14,310 15,560 9%
Office and
Administrative Support
Occupations
$21.69 $45,109 18,540 20,050 8%
Farming, Fishing, and
Forestry Occupations $15.32 $31,880 12,750 12,700 -0.4% Construction and
Extraction
Occupations
$27.30 $56,777 8,410 9,070 8%
Installation,
Maintenance, and
Repair Occupations
$29.33 $61,002 5,800 6,380 10%
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Table 2-8
Employment Projections- Yuba City MSA
Occupations of
Residents
Mean
Hourly
Wage
Mean
Annual
Salary
Estimated
Employment
2018
Projected
Employment
2028
Percentage
Change
Production Occupations $22.04 $45,842 5,170 5,160 -0.2% Transportation and
Material Moving
Occupations
$19.30 $40,142 10,010 12,590 26%
Source: EDD, 2021. Long-Term Occupational Employment Projections Work Commuter Patterns
Commute distance is an important factor in housing availability and affordability and is also an indicator of the jobs/housing balance. Communities with extended commute distances generally have a poor jobs/housing balance, while those with short average commutes tend to have a strong jobs/housing balance. The burden of the additional costs of extended commuting disproportionately affects lowerincome households, which must spend a larger portion of their overall income on fuel. This in turn affects a household’s ability to afford decent housing without being overburdened by cost. Table 2-9 indicates that most of Live Oak residents travel less than 30 minutes from home to work and only 9 percent travel an extended amount of time (60 or more minutes). From the 2021 ESRI report, the number of employed persons (3,454) divided by the number of households (2,615) shows that there is nearly one job for every household (98 percent). This analysis indicates that many of the jobs are within 20 miles of the city and that there is a strong jobs/housing balance, meaning that the available jobs are within relatively close distance to the employees’ places of residence and commute doesn’t place a large financial burden on the majority of city residents.
Table 2-9
Travel Time to Work
Travel Time to Work Percentage
Less than 30 minutes 66%
30 to 59 minutes 25%
60 or more minutes 9%
Total 100%
Source: 2021 ESRI
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Household Projections
Population, households, and jobs were projected through 2040 for low, mid, and high growth scenarios. Table 2-10 reports the mid-growth scenario as a 25 percent increase in households from 2,371 in 2010 to 2,953 households in 2040. As shown in Table 2- 10, Live Oak is projected to have a larger percentage increase in the number of households than the rest of the county. This estimated forecast was the result of a share allocation model from data collected by ESRI.
Table 2-10
Live Oak and Sutter County Household Projections
Year 2010 2015 2020 2025 2030 2035 2040
Live Oak 2,371 2,508 2,597 2,686 2,775 2,864 2,953
Sutter County 31,437 31,944 32,404 32,864 33,324 33,784 34,244 Source: 2021 ESRI
Household Income
Household income is an important indicator of the ability to afford housing. Table 2- 11 shows resident income in Live Oak. According to the 2019 ACS, the largest percentage of owners earned $75,000 to $99,999 (23 percent), which was fairly high compared to $25,000 to $34,999 for renters (22 percent). According to the 2019 ACS, for owners, the second-largest income group is $50,000 to $74,999 (20 percent), which the median income falls in-between; as is the case for the thirdlargest group at 18 percent earning between $100,000 to $149,999. For renters, the second-largest income group is a moderate-income group, ranging from $35,000 to $49,999. This data indicates that Live Oak is somewhat affordable to most people who make less than
$50,000 per year (approximately 47 percent of the households in the Table).
However, it should be noted that while this is the most current available data for Live Oak, the data set does have a high margin of error. 34 Chapter 2 Community Profile
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Table 2-11
Household Income by Tenure Characteristics
Income
Groups
Owner Renter
Total
(Owner and Renter)
Households Percentage Households Percentage Households Percentage <$10,000 44 3% 113 11% 157 6%
$10,000–
$14,999 17 1% 112 11% 129 6%
$15,000–
$24,999 116 8% 125 12% 241 10%
$25,000–
$34,999 64 5% 238 22% 302 12%
$35,000–
$49,999 169 12% 158 15% 327 13%
$50,000–
$74,999 281 20% 125 12% 406 17%
$75,000–
$99,999 320 23% 7 0.6% 327 13%
$100,000–
$149,999 245 18% 156 15% 401 16%
More than
$150,000 139 10% 26 2% 165 7%
Total 1,395 100% 1,060 100% 2,455 100%
Source: ACS 2019: Table B25118
Due to rounding, some percentages may not total to 100.
C. Housing Characteristics
The following section addresses housing characteristics in Live Oak. Housing factors evaluated include housing types, tenure and vacancy rates, age and condition, housing costs, and affordability.
Housing Type
According to the California Department of Finance E-5 Population Estimates, Live Oak had 2,833 housing units in 2021, a 12 percent increase from 2011. As shown in Table 2-12, single-family attached and detached residences comprise more than two- thirds of all housing. Mobile homes are a small percentage of the housing stock at 4 percent. Multiple-family housing comprises the remaining 15 percent of housing units in Live Oak. The total housing stock consisted of singlefamily detached housing units increased by nine percent, followed by multiplefamily (2 to 4) units, which increased by 3 percent and multiple-family (5+) units, which increased by 73 percent. Only three mobile homes units were added to the housing stock during the planning period of 10 years. The ratios of the various 35 Chapter 2 Community Profile
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types of housing remained nearly the same from 2011 to 2021.
Table 2-12
Trends in Housing Type
Housing Type
2011 2021
Units Percentage Units Percentage
Single-Family Detached 1,879 74% 2,053 72%
Single-Family Attached 241 10% 241 9%
Multiple-Family 2–4 Units 120 5% 123 4%
Multiple-Family 5+ Units 178 7% 308 11%
Mobile Homes 105 4% 108 4%
Other (e.g., RV Park) N/A N/A N/A N/A
Total Units 2,523 100% 2,833 100%
Source: 2021 California Department of Finance
*Some numbers in the Table have been rounded, affecting totals.
Tenure and Vacancy
Housing tenure refers to the occupancy of a housing unit, whether the unit is owner- occupied or renter-occupied. Housing tenure is influenced by demographic factors (e.g., household income, composition, and age of the householder) as well as the cost of housing. Table 2-13 shows that between 2010 and 2019, the homeownership rate decreased from 60 to 56 percent. Table 2-14 shows the vacant units by type in Live Oak in 2019.
Table 2-13
Trends in Housing Tenure
Tenure
2010 2019
Number Percentage Number Percentage
Occupied Units 2,433 98% 2,455 99%
Owner 1,473 60% 1,395 56%
Renter 960 39% 1,060 43%
Vacant Units 38 2% 19 0.7%
Total 2,471 100% 2,474 100%
Source: ACS 2010–2019: Table B25002, B25004, B25007
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Table 2-14
Vacant Units by Type
2019 Number Percentage
For seasonal, recreational, or occasional use 0 0%
For rent 0 0%
Rented or sold, not occupied 0 0%
For sale only 11 58%
Other vacant 8 42%
Total Vacant Units 19 100%
Vacancy Rate: Owner-Occupied Housing — 0.7%
Vacancy Rate: Renter-Occupied Housing — 0.0%
Source: ACS 2019: Table B25002, B25004, CP04
Vacancies play an important role in Live Oak. A certain number of vacant units help moderate housing costs, increase options for prospective residents, and provide an incentive for unit upkeep and repair. Optimal vacancy rates are estimated a from 1.5 to two percent for ownership units and five to six percent for rental units. According to the 2019 ACS (Tables B25002, B25004, CP04), the vacancy rate is approximately 0.8 percent for owners and 0.0 percent for renters.
Thus, both the owner and rental vacancy rates were lower than optimal for 2017.
Housing Conditions
As illustrated in Table 2-15, Live Oak has a significant stock of older homes: 69 percent of homes are over 30 years old and 50 percent are over 50 years old. A general rule is that structures older than 30 years begin showing signs of deterioration and require reinvestment. Unless maintained, homes older than 50 years may require major renovations to ensure that plumbing and electrical systems, roofing, and insulation are sound. Older homes also have a higher prevalence of lead-based paint hazards. The rehabilitation needed in the city has not changed significantly since 2014. Home valuations have continued to rise since adoption of the last housing element, resulting in a general trend for homeowners to remodel or fully redevelop older units. In addition, new home builders have expanded the housing stock in the City of Live Oak, increasing the numbers of potential families to move into the area. In the recent housing condition survey conducted in 2021, approximately four code enforcement cases related to substandard housing were opened.
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Table 2-15
Housing Age Characteristics
Decade Built Number Percentage
2010–2021 95 4%
2000–2009 754 30%
1990–1999 190 8%
1980–1989 256 10%
1970–1979 351 15%
1960–1969 276 11%
1950–1959 279 11%
1940–1949 184 7%
1939 or earlier 89 4%
Total 2,474 100%
Source: US Census 2000; City of Live Oak. 2021 SOCDS
*Note: Values for the years 2010-2021 are calculated based on the number of building permits approved by the city during the specified time frame. They do not reflect a census of physical structures built, permitted and not permitted, during this time. Therefore, this table may have totals and percentages that are slightly different from other data sources used in this document; these
numbers should be interpreted as the best available data from the city.
Despite the age of the housing stock, housing in Live Oak is generally well maintained in comparison to other communities. This may be due to the newly constructed home developments within the city. However, some exceptions apply.
The age of a majority of homes within the city are at least 50 years old; therefore, resulting in some property maintenance that may be postponed by the owners.
The number of substandard units is negligible.
A housing condition survey was conducted in May and June 2021 to determine the number of units considered to be substandard in quality or in need of repair or replacement. City staff identified areas to survey. The survey was conducted through a windshield study that rated the physical condition of a unit in one of the following categories:
• Foundation
• Roofing
• Siding/stucco
• Windows
• Electrical
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Units were evaluated by determining whether they needed minor, moderate, or substantial repair or if they were dilapidated and in need of replacement (see Table 2- 16). Although a majority of units were found to be in sound condition, 32 units were found to be in need of moderate repair and 113 units were found to be in need of minor repair. Four units, all are single family homes, were found to need substantial repair or were dilapidated. Overall, the City’s housing stock is in good condition.
Table 2-16
Housing Conditions Survey Results- City of Live Oak
Sound Minor Moderate Substantial Dilapidated Total
2,248 113 32 4 4 2,401
93.6% 4.7% 1.3% 0.2% 0.2% 100%
Source: Raney Planning and Management, Inc.
Housing Costs
Housing is less expensive in the City of Live Oak than in the county as a whole.
According to Zillow, from 2012 to 2021, the median price of homes in Live Oak increased significantly. As shown in Table 2-17, home prices have increased on average since 2012. From 2016 to 2019, home prices increased by approximately 26 percent over a timespan of three years. According to Zillow, as of June 2021, homes in Live Oak sold for a median price of $302,000, well above the affordability of most first-time homebuyers and moderate- income households.
Table 2-17
Median Home Prices
Source: Zillow 2021; Data as of June 2021.
$500,000
$450,000
$400,000
$350,000
$300,00
$250,000
$200,000
$150,000
$100,000
$50,000
$-
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
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As shown in Table 2-18, the median home sales price in 2020 was $300,172 in the City of Live Oak, an increase of 7 percent from the 2019 median home sale price $280,475. These prices are considered affordable to any income groups except a portion of those homebuyers who make under an average of $50,000 annually.
Table 2-18
Median Home Selling Price for 2019 and 2020
Housing
Type
Median Home
Listing Price
Average Days
on Market Median Home Sales Price
2019 2020 2019 2020 2019 2020 % Change
Live Oak $285,000 $317,000 60 76 $280,475 $300,172 7%
Sutter County $320,900 $351,500 62 60 $307,250 $337,366 10% Source: http://www.realtor.com , July 2021
Because of the high cost and high desirability of the for-sale housing stock in Live Oak, it is more financially feasible for many residents to rent. Table 2-19 shows the low vacancy for housing rental units posted on Zillow in Live Oak during June 2021.
Table 2-19
Market Rental Rates by Unit Type- City of Live Oak
Number of
Units Surveyed Average Lowest Highest
Studio 1 $1,150 $1,150 $1,150
1-bedroom N/A N/A N/A N/A
2-bedroom N/A N/A N/A N/A
3-bedroom 2 $2,625 $2,500 $2,750
4 -bedroom 1 $2,400 $2,400 $2,400
Source: Zillow.com, retrieved June 2021. Note: N/A = not applicable As Table 2-19 indicates, there were mostly three- and four-bedroom rentals listed during the time of the survey and there were no ADUs available. Average prices for rental listings typically ranged between $1,150 and $2,625, although the most expensive rental listed was a three-bedroom unit with a monthly rent of $2,750.
The most affordable unit was a studio listing with a monthly rent of $1,150.
Housing Affordability
To estimate and plan for the supply of affordable housing, the California Department of Housing and Community Development (HCD) defines five income groups based on a percentage of the county median family income (MFI). 40 Chapter 2 Community Profile
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For 2021, the MFI for Sutter County was $69,700 for a family of four. The household income groups are defined as follows:
• Extremely low income earns less than 30 percent of county MFI • Very low income earns 31 to 50 percent of county MFI
• Low income earns 51 to 80 percent of county MFI
• Moderate income earns 81 to 120 percent of county MFI • Above moderate income earns 120+ percent of county MFI Household income limits are adjusted by household size. Table 2-20 shows the 2021 income limits by household size for Sutter County.
Table 2-20
Household Income Limits by Household Size- Sutter County Income Categories
Persons per Household
1 2 3 4 5
Extremely Low (<30% MFI) $14,640 $16,740 $18,840 $20,910 $22,590 Very Low (31%–50% MFI) $24,400 $27,900 $31,400 $34,850 $37,650 Low (51%–80% MFI) $39,040 $44,640 $50,240 $55,760 $60,240 Median (MFI) $48,800 $55,800 $62,800 $69,700 $75,300
Moderate (81%–120% MFI) $58,560 $66,960 $75,360 $83,640 $90,360 Source: HCD, 2021.
Housing affordability in Live Oak can be inferred by comparing the cost of renting or owning a home with the income levels of households of different sizes. Table 2-21 shows the annual income ranges for extremely low-, very low-, low-, and moderate- income households and the maximum affordable payment based on the standard of 30 percent of monthly household income going toward housing costs.
As illustrated in Table 2-21, only above-moderate-income households can afford to purchase a single-family home, a condominium, or even a mobile home. Lowincome households and moderate-income households can afford some sizes of market-rate rentals. Extremely low- and very low-income households cannot afford to rent market- rate units without potential overpayment or overcrowding.
Housing Problems
A continuing priority of communities is maintaining quality of life. A key measure of quality of life is the extent of housing problems. According to the federal government, the term “housing problems” refers to overpayment, overcrowding, 41 Chapter 2 Community Profile
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and when residential units lack sufficient kitchens or plumbing. The Comprehensive Housing Affordability Strategy (CHAS) was developed by the US Department of Housing and Urban Development (HUD) to assist jurisdictions in writing their HUD-required consolidated plans. The CHAS data provides information about housing problems in Live Oak. According to the data shown in Table 2-22, there was a total of 210 owner households and a total of 515 renter households earning less than 50 percent of the median family income in the city in 2017 with at least one of these housing problems. Approximately 47 percent of these lower-income renter-occupied households were identified as having at least one of four housing problems (which include incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and a cost burden greater than 30 percent). Approximately 19 percent of lower-income owneroccupied households experienced at least one of those four housing problems.
The most common housing problem is overpayment, which affects approximately 39 percent of the lower-income population, while incomplete kitchen or plumbing facilities and overcrowding is far less common. It is important to note that, similar to ACS data, the CHAS dataset uses small samples and is subject to large margins of error and therefore may have totals and percentages that are slightly different than other data sources used in this document.
Table 2-21
Housing Affordability - Sutter County
Extremely Low-Income (Households at 30% of Median Income) Household Size 1 2 3 4
Annual Income Limit $14,640 $16,740 $18,840 $20,910
Monthly Income $1,220 $1,395 $1,570 $1,743
Max. Monthly Gross Rent1 $366 $418 $471 $523
Max. Purchase Price2 $20,000 $52,723 $65,177 $77,453
Very Low-Income (Households at 50% of Median Income)
Household Size 1 2 3 4
Annual Income Limit $24,400 $27,900 $31,400 $34,850
Monthly Income $2,033 $2,325 $2,617 $2,904
Max. Monthly Gross Rent1 $610 $698 $785 $871
Max. Purchase Price2 $98,151 $110,871 $127,292 $145,940 Low-Income (Households at 80% of Median Income)
Household Size 1 2 3 4
Annual Income Limit $39,040 $44,640 $50,240 $55,760
Monthly Income $3,253 $3,720 $4,187 $4,647
Max. Monthly Gross Rent1 $976 $1,116 $1,256 $1,394
Max. Purchase Price2 $168,587 $193,906 $223,422 $252,516 42 Chapter 2 Community Profile
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Table 2-21
Housing Affordability - Sutter County
Moderate-Income (Households at 120% of Median Income)
Household Size 1 2 3 4
Annual Income Limit $58,560 $66,960 $75,360 $83,640
Monthly Income $4,880 $5,580 $6,280 $6,970
Max. Monthly Gross Rent1 $1,464 $1,674 $1,884 $2,091
Max. Purchase Price2 $267,273 $311,546 $355,493 $386,995 Source: 2021 Income Limits, HCD. Monthly mortgage calculation:
http://www.realtor.com/home-finance/financial-calculators/home-affordabilitycalculator.aspx? Notes: 1 Affordable housing cost for renter-occupied households assumes 30% of gross household income, not including utility cost.
2 Affordable housing sales prices are based on the following assumed variables: approximately 20%
down payment, 30-year fixed-rate mortgage at 2.71% annual interest rate (Zillow affordable payment calculator).
Table 2-22
Housing Problems for All Households- City of Live Oak
Total
Renters
Total
Owners
Total
Households
Household income < 30% MFI
with any housing problem 150 70 295
Household income > 30% to < 50% MFI
with any housing problem 195 50 430
Total Households > 50% to <80% MFI)
with any housing problem 170 90 375
Percentage of households (< 50% MFI) with
any housing problem 47% 19% 66%
Source: CHAS 2013-2017
Housing overpayment refers to spending more than 30 percent of income for housing costs. Table 2-23 shows the prevalence of housing overpayment in Live Oak by tenure. As the Table shows, 19 percent of lower-income renters overpay for housing, compared to 14 percent of lower-income homeowners. 43 Chapter 2 Community Profile
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Table 2-23
Housing Overpayment - City of Live Oak
Total Household Characteristics Number Percentage of
Total Households
Total occupied units (households) 2,425 100%
Total renter households 835 34%
Total owner households 1,595 66%
Total lower-income (0–80% of HUD Area
Median Family Income (HAMFI)
households
1,100 45%
Lower-income renters 455 19%
Lower-income owners 350 14%
Extremely low-income renters 180 7%
Extremely low-income owners 115 5%
Lower-income households severely overpaying
(paying more than 50%) 205 8%
Lower-income renter households severely
overpaying 70 3%
Lower-income owner households severely
overpaying 135 6%
Extremely low income (ELI) (0–30% of
HAMFI) 220 9%
ELI renter households severely overpaying 150 7%
ELI owner households severely overpaying 70 3%
Lower-income households overpaying (paying
more than 30%) 480 20%
Lower-income renter households overpaying 345 14%
Lower-income owner households overpaying 135 6%
Total households overpaying 1,060 44%
Total renter households overpaying 670 28%
Total owner households overpaying 385 16%
Source: CHAS 2013–2017
Escalating housing prices have edged out lower- and moderate-income families who can no longer afford housing in the community. Residents may also choose to pay more for housing, leaving limited financial resources to pay for other necessities.
The US Census Bureau defines overcrowding as when a housing unit is occupied by more than the equivalent of one person per room (not including kitchens and bathrooms). A typical home might have three bedrooms, a living room, and a 44 Chapter 2 Community Profile
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dining room, for a total of five rooms. If more than five people were living in the home, it would be considered by the Census Bureau to be overcrowded. Because some households require less “space” per person, there is some question of whether units with slightly more than one person per room really have an overcrowding problem. In most cases, units with more than 1.01 persons per room are overcrowded. Units with more than 1.50 persons per room are considered highly overcrowded and should be recognized as a significant housing problem.
Overcrowding can occur when housing costs are so high relative to income that families double up or reside in smaller units, which tend to be more affordable, to devote income to other basic living needs. Overcrowding also tends to result in accelerated deterioration of homes, a shortage of off-street parking, increased strain on public infrastructure, and additional traffic congestion. As shown in Table 2-24, 44 households (2 percent) in Live Oak lived in overcrowded conditions (owners and renters). All 44 of the overcrowded households were owner households and all were experiencing severe overcrowding (more than 1.5 persons per room). Overcrowding is not identified as a significant issue in Live Oak.
Table 2-24
Market Rental Rates by Unit Type
Persons per
Room
Owner-Occupied
Households
Renter
Households
Total
Households
Percentage
1.00 or less 1,285 966 2,251 92%
1.01 to 1.50 66 94 160 7%
1.51 or more 44 0 44 2%
Total 1,395 1,060 2,455 100%
Source: ACS 2019, Table B25014
Extremely Low-Income Households
Extremely low-income households are defined as earning 30 percent or less of the area median income. This group is one of the neediest in the population because its household incomes are so low and require the greatest housing subsidies in order to make housing affordable. Based on the 2019 ACS, 288 extremely lowincome households reside in Live Oak. Per HCD guidelines, 50 percent of Sutter County’s very low-income Regional Housing Needs Allocation (RHNA) number qualifies as extremely low income. The RHNA for Sutter County estimates the need for 177 very low-income housing units between June 30,2021 through August 31, 2029, of which, 24 percent should be for extremely low-income households.
Therefore, it is projected that an additional 89 extremely low-income households will be added to the city.
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Most, if not all, extremely low-income households require rental housing.
Extremely low-income households likely face housing problems, such as overpaying, overcrowding, and/or accessibility issues as a result of their limited incomes. Also, many of the extremely low-income households are in a special needs category (disabled, seniors, large households, or female-headed households) and some require supportive housing services. Most families and individuals receiving public assistance, such as social security or disability insurance, are considered extremely low-income households. Many minimum-wage workers would also be considered extremely low- income households.
At-Risk Units
State legislation (Chapter 1451, Statutes of 1989) requires that all housing elements include an analysis of at-risk housing in the jurisdiction and, if necessary, the development of programs to preserve or replace those assisted housing units.
Many subsidized units are multifamily rental units that provide rental housing at below- market rates. If these units cease to be assisted, the owners of the properties may increase unit rents to market rates. Should this occur, low-income housing might be lost, making it difficult for the city to meet its goals for providing adequate affordable housing. The multifamily units to be considered are any units that were constructed using various federal assistance programs, state or local mortgage revenue bonds, redevelopment tax increments, in-lieu fees or an inclusionary housing ordinance, or density bonuses. Low-income multifamily housing is considered to be at risk if it is eligible to convert to non-low-income or market-rate housing due to (1) the termination of a rental subsidy contract; (2) mortgage prepayment; or (3) the expiration of affordability restrictions. The time period that is to be considered in making this determination is the 10-year period following the beginning of the Housing Element planning period (from December 31, 2020, to December 31, 2030).
The city has eight affordable-housing projects owned by a variety of developers, for example The Regional Housing Authority, Michael’s Organization, Community Housing Improvement Program (CHIP), and Pacific Communities.
Currently all affordable housing located within the city limits of Live Oak are not considered at-risk to losing their affordability. However, should any of the project’s project become at risk, the City will consider providing technical and financial assistance to continue the affordability controls on the project. Table 2- 25 lists all known affordable properties located in Live Oak that are assisted. 46 Chapter 2 Community Profile
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Loss of Assisted Housing
From time to time, restricted units lose their affordability controls or subsidies and revert to market rates. As shown in Table 2-25, in Live Oak none of the assisted projects is at risk of conversion.
Preservation and Replacement
Generally, the cost of preserving assisted housing units is estimated to be significantly lower than replacing units through new construction. Preserving units entails covering the difference between market rates and assisted rental rates. New construction tends to be less cost efficient because of the cost of land and labor, which is often a limiting factor in the development of affordable housing. To maintain the existing affordable housing stock, the city may either work to preserve the existing assisted units or replenish the affordable housing inventory with new units.
Table 2-25
Affordable Housing Complexes- City of Live Oak
Project Name Address
Tenant
Type
Total
Assisted
Units
Total
Units Funding Sources
Expiration
Date
Odd Fellows
Senior
Housing
9902
Broadway
Street
SeniorLow
Income
14 14 HUD, Tax Credit 2053
Maple Park
Phase 1
9850 Maple
Park
General- Very
Low & Low
Income
56 56 HUD, Tax Credit 2041
Maple Parks
Senior
Apartments
9915 Maple
Park
Senior- Very
Low & Low 35 35
California State CDBG,
California State HOME,
Federal and State Tax
Credits, FHLB-AHP,
Section 8 Project-Based
Vouchers, Fee waivers
from the City of Live Oak,
Land donation from RHA,
Construction/ Permanent
loan from Wells Fargo,
Tax Credit Investor: RBC
Capital Markets
2071*
Kristen Court
Apartments
9027 N
Street
General- Very
Low & Low
56 56 Tax Credit, HUD 2072*
Date Street
Senior Village
2750 Date
Street
Senior- Very
Low
50 50 HUD No
Expiration
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Table 2-25
Affordable Housing Complexes- City of Live Oak
Project Name Address
Tenant
Type
Total
Assisted
Units
Total
Units Funding Sources
Expiration
Date
Butte View
Estates
9400
Larkin
Road
Senior- Very
Low
32 32
USDA Rural
Development,
Multifamily Housing
Revenue Bond, HUD
2040
Centennial
Arms
9829 N
Street
Very Low
Income 21 21
USDA Rural
Development Section 515
& Private Loan
2041
Country Oaks
Apartments
2551
Allen
Street
Very Low
Income
51 51 USDA Rural Development 2037
Totals 315 315
Source: Mercy Housing; Regional Housing Authority; Michael’s Organization; 2021 TCAC database *Information was estimated from TCAC database as information could not be confirmed from management.
Preservation
Rental subsidies using non-federal (state, local, or other) funding sources can be used to maintain the affordability of potential at-risk units for the future. These rent subsidies can be structured to mirror the federal Housing Choice Voucher (Section 8) program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair market rent on the unit. In Sutter County, the 2021 fair market rent is determined to be $811 for a one-bedroom unit, $1,122 for a two-bedroom unit, and $1,606 for a three-bedroom unit.
The feasibility of this alternative is highly dependent on the availability of unit type and other funding sources necessary to make rent subsidies available, and the willingness of property owners to accept rental vouchers if they can be provided.
As indicated in Table 2-26, the total cost of subsidizing the rent for a one-bedroom at-risk units is estimated at $392 per month.
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Table 2-26
Estimated Costs of Preserving At-Risk Units
Unit Size Fair Market
Rent
Very Low Income
(50% AMI)
Affordable
Monthly Rent
(50% of AMI)
Estimated
Monthly per
Unit Subsidy
One-Bedroom $811 $27,900 $653 $392
Two bedrooms $1,122 $34,850 $785 $471
Three-Bedroom $1,606 $40,450 $906 $544
Source: HUD 2021
Note: Exact division of current at-risk units is not available so very low income was used to result in a more conservative (higher) dollar amount estimate.
Replacement
The cost of developing housing depends on a variety of factors, including density, size of the units (i.e., number of bedrooms), location, land costs, and type of construction. Based on cost estimates gathered from the Regional Housing Authority, a developer of multifamily structures in Sutter County, a typical multifamily building in Live Oak has an estimated cost of $35,000 to $55,000 per unit. This estimation would include such upgrades as new HVAC system, flooring, kitchen upgrades, landscaping, and other unit features. For a complex located within the City of Live Oak, can range anywhere from $238,000 to 1.4 million dollars.
Given the City’s limited financial resources for housing development, development of replacement housing must rely on partnerships with nonprofit or for-profit housing developers or other public entities.
Acquisition
Another option would be for a nonprofit organization to purchase an existing multifamily complex, rather than build a new one, lowering the per-unit cost significantly. A survey done in July 2021 showed that a seven-unit multifamily complex in Live Oak is selling for $1,175,000 that contains two- and threebedroom units.
Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at-risk units under various options. Though none of the listed properties above are at-risk, the cost of acquiring an apartment complex and transferring ownership to a nonprofit organization is the second highest of the three quantified options. In comparison, the annual costs of providing rental subsidies required to preserve the 12 assisted units are relatively low ($109,008). However, long-term affordability of the units 49 Chapter 2 Community Profile
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cannot be ensured in this manner. The option of constructing 12 replacement units has the highest cost (ranging from $6.2 million to $9 million). The best option to preserve the at-risk units appears to be the purchase of affordability covenants.
Resources for Preservation
The types of resources needed for preserving at-risk units fall into three categories:
(1) financial resources available to purchase existing units or develop replacement units;
(2) entities with the intent and ability to purchase and/or manage at-risk units; and (3) programs to provide replacement funding for potentially lost Housing Choice Voucher program rent subsidies (previously known as the Section 8 program).
Public Financing/Subsidies—A variety of federal, state, and local programs are available for potential acquisition, subsidy, or replacement of at-risk units. Due to both the high costs of developing and preserving housing and limitations on the amounts and uses of funds, a variety of funding sources would be required. The following summarizes financial resources available to Live Oak for preservation of assisted, multifamily rental housing units.
The Housing Choice Voucher (Section 8) Program is another affordability option that individuals may apply for through the Sutter County Housing Authority.
Section 8 increases affordable housing choices for very low-income households by allowing families to choose privately owned rental housing. The public housing authority generally pays the landlord the difference between 30 percent of household income and the housing authority-determined payment standard— about 80 to 100 percent of the fair market rent. The rent must be reasonable. The household may choose a unit with a higher rent than the fair market rent and pay the landlord the difference or choose a lower-cost unit and keep the difference.
Section 8-supported housing may be either project-based for an entire apartment building or subsidies may be provided in the form of vouchers for individual, independent units. The city does not have any apartment buildings dedicated solely to Section 8 assistance. The property owner can opt to terminate the Section 8 contract (“opt out”) or renew the contract. The primary incentive for Section 8 property owners to opt out of their regulatory agreement is monetary. Market rents have risen to the point at which many property owners can earn more by prepaying their government assistance, even if they have to borrow money at market interest rates.
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Federal Programs
• CDBG
• HOME Investment Partnership
• Housing Choice Voucher (Section 8) Program
• Section 811/202 Program
• HUD Low-Income Housing Preservation and Resident
Homeownership Act (LIHPRHA)
State Programs
• California Housing Finance Agency (CHFA) Multiple
Rental Housing Programs
• Low-Income Housing Tax Credit (LIHTC)
• California Community Reinvestment Corporation (CCRC)
Nonprofit Entities
Nonprofit entities serving the county can be contacted to gauge their interest and ability in acquiring and/or managing units at risk of conversion. A partial listing of entities with resources in Sutter County follows:
• Regional Housing Authority
• Sutter County Community Action Agency
• Habitat for Humanity Yuba/Sutter
D. Special Housing Needs
Certain groups encounter difficulty finding affordable housing due to special circumstances. Special circumstances may be related to a person’s employment type and income, family characteristics, medical condition or disability, and/or household characteristics. The housing needs for each group are evaluated and major programs available to address their housing and services needs are identified.
Senior Households
As illustrated in Table 2-27, 540 Live Oak households (22 percent) were headed by seniors (persons age 65 years and older) in 2019, which is a decrease from 24 percent in 2010. Seniors typically have special needs due to disabilities, healthcare needs, and fixed income. With respect to their housing tenure, 173 senior households rent homes and 367 senior households own their homes. An additional 51 Chapter 2 Community Profile
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number of seniors live with family members or in a retirement home.
Table 2-27
Senior Households - City of Live Oak
Households by
Age
Owner Renter Total
Number Percentage Number Percentage Number Percentage
Total 65 and over 367 26% 173 16% 540 22%
65 to 74 years 186 13% 116 11% 302 12%
75 to 84 years 145 10% 47 4% 192 8%
85 years and over 36 3% 10 0.9% 46 2%
Total 64 and under 1,028 74% 887 84% 1,915 78%
Total (all ages) 1,395 100% 1,060 100% 2,455 100%
Source: ACS 2019: Table B25007
Maintaining and repairing a residence with a fixed retirement income can be problematic. Renter’s face many of the same housing affordability issues, except they are more susceptible to displacement due to changing rental costs.
As illustrated in Table 2-28, senior households are slightly less well off than the general Live Oak population. Approximately more than half of all senior households earn very low and low incomes, and the other half earn moderate and above-moderate incomes.
Table 2-28
Senior Households (65+) by Income Group- City of Live Oak Income Group Number Percentage
Very Low ($0 to <$34,999)1 272 50%
Low ($35,000 to <$59,999) 109 20%
Moderate and Above Moderate (>$59,999) 159 30%
Source: ACS 2019 (1-year): Table B19037
Note: 1. ACS income ranges are different than 2021 HUD income limits. For this table, because ACS data is used, the income ranges are based on ACS ranges and not HUD ranges.
Large and Female-Headed Households
State law identifies large families with children and female-headed households as having special needs due to their income challenges, childcare expenses, and need for affordable housing. Large households are defined as households with more than five persons.
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Large family households are considered a special needs group because there is typically a limited supply of adequately sized housing to accommodate their needs.
The more persons in a household, the more rooms are needed to accommodate that household. Specifically, a five-person household would require three or four bedrooms, a six- person household would require four bedrooms, and a sevenperson household would require four to six bedrooms. In some circumstances where the housing market does not meet the housing needs of large households, overcrowding can result. As discussed previously and illustrated in Table 2-24 above, overcrowding is not a significant housing issue in the city, with overcrowded situations representing less than 2 percent of households.
Households with children under 18 years of age headed by a single parent are another group that may have special needs for housing. The housing needs of a female- headed household range from affordability of a home to availability of nearby services, such as licensed daycare to support individual parents who work.
Nationwide, housing trends such as co-housing are increasingly being implemented that specifically allow groups such as female-headed households, the elderly, and families to help support one another. Co-housing typically advocates affordable shared housing with community resources available, such as group dining facilities, shared maintenance, and daycare.
According to the ACS 2013–2017, Live Oak is home to 538 female-headed households and 1,018 large households with four or more members. These groups represent 22 and 24 percent of the total households in Live Oak, respectively.
These are relatively large percentages of the overall population, indicating that these special-needs groups have the greatest need currently in Live Oak. The relatively large presence of female- headed households and large households may indicate a lack of housing options in the city, particularly for large households, and these types of households may live in other communities in the area.
Persons with Disabilities
Persons with disabilities have special housing needs because of employment and income challenges, a need for accessible and appropriate housing, and higher healthcare costs. A disability is defined broadly by the Census Bureau as a physical, mental, or emotional condition that lasts over a long period of time and makes it difficult to live independently. The ACS defines six non-work disabilities: hearing, vision, cognitive, ambulatory, self-care, and independent living difficulty. Table 2- 29 shows the number and percentage of persons with disabilities in the city. 53 Chapter 2 Community Profile
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Table 2-29
Persons with Disabilities by Type- City of Live Oak
Disability by Type and Age Group Number Percentage
Total disabilities for people 5 to 64 years 781 64%
Hearing Difficulty 117 10%
Vision Difficulty 139 11%
Cognitive Difficulty 343 28%
Ambulatory Difficulty 272 22%
Self-Care Difficulty 108 9%
Independent Living Difficulty 222 18%
Total disabilities for people 65 years and over 445 36% Hearing Difficulty 202 16%
Vision Difficulty 48 4%
Cognitive Difficulty 73 6%
Ambulatory Difficulty 333 27%
Self-Care Difficulty 155 13%
Independent Living Difficulty 194 16%
Total disabilities for all ages 1,226 100%
Source: 2019 ACS: Table S1810
As shown in Table 2-30, Live Oak has 569 non-institutionalized disabled residents, representing 7 percent of the total population. Of these residents, 41 percent are employed with a disability, 4 percent are not employed with a disability, and 55 percent are persons not in the labor force with a disability.
Table 2-30
Employment Status of Persons with Disabilities- City of Live Oak Number Percentage
Age 5–64, Employed Persons with a Disability 236 41%
Age 5–64, Not Employed Persons with a Disability 21 4%
Persons not in Labor Force with a Disability 312 55%
Total Persons with a Disability 569 100%
Source: ACS 2019: Table C18120, S1810
Disabled persons have special needs as many earn low incomes, have higher healthcare costs, and are often dependent on supportive services. Living arrangement needs for disabled persons depend on the severity of the disability.
Many persons live independently or with other family members. To maintain 54 Chapter 2 Community Profile
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independent living, disabled persons may need special housing design features, income support, and in-home supportive services. There is one no residential care facilities in Live Oak. River Valley Care Center is a Medicare-certified, short-term rehabilitation and skilled nursing home located in Live Oak, California.
Persons with Developmental Disabilities
Senate Bill (SB) 812 requires the city to include the needs of individuals with a developmental disability within the community in the special housing needs analysis. According to Section 4512 of the Welfare and Institutions Code, a “developmental disability” means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual, which includes mental retardation, cerebral palsy, epilepsy, and autism.
Many developmentally disabled persons can live and work independently in a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The California Department of Developmental Services (DDS) currently provides community-based services to approximately 350,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The Tri-Counties Regional Center is one of 21 regional centers in 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 2-31 provides information about Live Oak’s population of developmentally disabled persons; a total of 98 persons with developmental disabilities reside in the Live Oak zip code of 95953.
Table 2-31
Developmentally Disabled Residents by Age
Zip Code 0–17 Years 18+ Years Total
95953 51 47 98
Source: HCD Sutter County Housing Element Updated Data Profile 2019 55 Chapter 2 Community Profile
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A number of housing types are appropriate for people living with a developmental disability: rent-subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, those that accept Section 8 vouchers in market rate rental housing, HUD housing, and SB 962 homes (adult residential facilities for persons with special healthcare needs). The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the considerations that are important in serving this special-needs group. Incorporating “barrier-free” design in all new multifamily housing (as required by California and federal fair housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
In order to assist in the housing needs for persons with developmental disabilities, the city will continue to implement programs to coordinate housing activities and outreach with the Tri-Counties 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.
Homeless Persons
Although the City of Live Oak does not have a significant homeless population, the Sutter County Sherriff’s Department has identified less than five homeless persons in the City of Live Oak, homelessness remains a pressing issue in Sutter County as a whole. The Sutter Yuba Homeless Consortium is the lead agency for the HUD Continuum of Care (CoC) program in Sutter County. In 2019, the County’s CoC point- in-time count documented a total of 721 homeless persons, of which, 293 personswere identified in SutterCounty.Almost one-third, an estimated 237 persons, are considered chronically homeless in Sutter and Yuba Counties in 2019. The chronically homeless are those persons who have experienced homelessness for at least a year or have experienced four episodes of homelessness over the last three years. A comparison of point-in- time homeless counts shows a one percent decrease in the number of homeless in the county between 2017 and 2019 (Point-In-Time Census 2017). Of the 721 homeless, 72 percent were unsheltered. This survey also reported an estimated 236 homeless persons (unsheltered) in Sutter County. Throughout the larger South County region identified in the 2019 Point-In-Time Census, there were 211 persons counted.
From the Continuum of Care 2019 report, they reported a further 251 people were precariously sheltered, staying in hospitals, jails, hotels, sheltering with friends or 56 Chapter 2 Community Profile
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family, or they were couch surfing. The total number of homeless persons in Sutter and Yuba County has doubled since 2009.
Service Providers
Available resources for the homeless population include organizations or programs like The Salvation Army, House of Ruth, Regional Emergency Shelter Team (REST), Sutter County Housing Support Program, and Casa de Esperanza that try to attend to the needs of persons experiencing homeliness in Sutter County. The closest service center is Hands of Hope, located in Yuba City. Only a total of only 70 beds are available in the emergency shelters according to the 2021-2029 Sutter County Housing Element.
Sutter Consolidated Housing Authority does not currently provide any emergency housing or temporary housing for the homeless. However, the organizations listed below provide some services for the homeless in the region, including Live Oak.
Casa De Esparanza provides service to battered individuals throughout the Yuba and Sutter region. This program may provide transitional housing for up to five families for 18 months, and the organization has a policy that ensures no person or family is turned away. The program has been expanded to assist the elderly and significant others in abusive situations. Casa de Esparanza also continues to provide services and housing to juveniles in coordination with the counties. For the City of Live Oak, staff was only able to comment that an increase in services to Live Oak residents has been noted. This increase seemed to be linked to outreach in the area.
Salvation Army provides services through the family crisis center located in Marysville. The facility has 58 beds and 13 rooms, which allows for eight single women and eightsingle women with children. It also has facilities to house a family with up to seven members. The program will allow participants to receive services for up to six months, as long as they follow the program and the goals outlined with the program’s counselors. The program provides counseling services, parenting classes, anger management programs, children and youth programs, job training and others services to assist the person or family with self-sufficiency.
Additionally, the program has 12 housing vouchers available for long term housing assistance. The Salvation Army does not track individuals by the location where they became homeless and is therefore unable to provide data relating specifically to the City of Live Oak. However, services needs have increased over the year, although exactly to what degree is not known. This local service facility does not have boundary limitations on the services it provides. The program will assist anyone from any location.
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Twin Cities Rescue Mission is a privately owned and operated temporary housing facility located in Marysville. The facility houses 40+ men. In previous years, the facility also provided facilities for women and children, but this service was discontinued due to lack of use. The local program Manager stated in the past 10 years only one or two participants have been from the Live Oak area and a majority using the services are recent parolees. The facility provides temporary housing for five days or longer, along with breakfast and dinner, chapel services, and shower facilities.
Christian Assistance Network (CAN) provides various forms of assistance for area residents. All requests for assistance are received through churches and other agencies.
The network consists of 28 area churches and provides assistance with temporary shelter for disaster victims, a central food closet, clothing closet, and holiday food baskets. Services are limited according to the types of assistance currently available, which continuously changes. Staff members do not track persons who receive assistance by location but most requests from the City of Live Oak are during the harvest season, from migrant workers, and the request is primarily for food assistance.
More recently, a group has been formed to begin collecting data regarding the homeless population in Yuba and Sutter counties. The Yuba-Sutter Homeless Consortium is comprised of members from each agency providing service to the homeless along with members from each community including Live Oak. This data will be collected and analyzed on a regular basis and then provided in a comprehensive report to each community. This will allow the City of Live Oak to more effectively track the needs of the community and, in the future if required, establish programs to meet the needs found through this process.
The Live Oak Zoning Ordinance does allow Homeless, Emergency, and Transitional shelters in R-3 and R-4 residential zones without a conditional use permit (CUP). There are no specific limitations for the development of homeless shelters.
Farmworkers
Farmworkers are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farmworkers work in the fields, processing plants, or support activities on a year-round basis. When workloads increase during harvest periods, the labor force is supplemented by 58 Chapter 2 Community Profile
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seasonal or migrant labor. Farmworkers’ housing needs arise from their limited income and unstable nature of their employment.
Sutter County has affordable housing needs for both resident and migrant farmworker households. The City of Live Oak currently has three affordable rental properties within the city that are designated for farmworkers and families.
According to the US Department of Agriculture 2017 Census of Agriculture, there were approximately 1,157 farms employing approximately 585 hired farmworkers throughout Sutter County. Currently, estimated from the 2021 ESRI report, there are 304 employed farmworkers in the City of Live Oak and 4,291 employed farmworkers in Sutter County. How many of these laborers work specifically on farms is not clear. Nonetheless, the need to address farmworker housing in Live Oak is relatively small compared to other more agricultural counties nearby in northern California.
As shown in Table 2-32, according to California Employment Development Department the average income range for a full-time farmworker in the Sutter MSA is $26,560 to $34,140. However, there are dual income farmworker households; therefore, the overall income range for farmworker households is $26,560 to $68,280.
Table 2-32
2021 Farmworker Households by Income – City of Live Oak Farmworker Income Range 2021
$26,560-$34,999 27.1%
$35,000-$49,999 32.6%
$50,000-$68,280 40.3%
Total 100.0%
Source: 2021 ESRI
According to the 2019 Sutter County Agriculture Commissioner, the primary crops in the area are: rice, walnuts, prunes (dried), tomatoes (processing), and peaches. The Agriculture Commissioner states that farmworkers in the industry generally work year- round. The Agriculture Commissioner also states that in the area, farmworkers generally work approximately 40 hours per week. Therefore, annual farm laborer wages in the area are estimated to begin at an entry level wage for a 40-hour work week, 50 weeks per year, up to the average wage in the area for two full-time farmworkers in a household at 40-hours per week, 50 weeks per year.
As shown in Table 2-33, this results in annual incomes ranging from $26,560 to $63,080.
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Table 2-33
2021 Farmworker Income Range – Yuba MSA
Average Farmworker Wage Range – 2021
1-2 Years
2+ Years
$26,560-$30,640
$30,640-$34,140
$13.28 - $15.32
$15.32 - $17.07
Source: California Employment Development Department, 2021 The City of Live Oak does not contain any land that is zoned for agricultural uses.
All agriculturally zoned land is located in the unincorporated area of Sutter County.
The county does permit farm labor camps subject to a conditional use permit.
The Sutter Consolidated Housing Authority maintains 265 units in Yuba City for use by farm and migrant laborers. Of this number, 79 units are in a migrant farm labor project, which is owned by the State of California. The facility was recently rehabilitated and is operated from May 1 to October 31 each year. These facilities offer onsite medical and daycare services and English classes. Management-stated vacancies are rare, and the temporary units are full each year. According to the Housing Authority, many of these families use local First Time Homebuyer Programs to purchase homes.
Additionally, in 1996 the Farmers Home Administration completed the second phase of a 96-unit farm housing project near Yuba City. Mahal Plaza is a yearround farm labor housing complex and provides onsite daycare and other services in job training and language. The property, owned and managed by California Human Development Corporation, was annexed into the City of Yuba City. The vacancy rate for these units is generally very low. In fact, most vacancies are due to tenants leaving farm-related jobs for employment outside the agriculture business, which disqualifies them from the program. Many families that have lived in this project have also participated in the local First Time Homebuyer Programs.
In the nearby City of Gridley (seven miles north on SR 99), the Butte County Housing Authority provides a 130-unit labor camp. The units are available to families meeting the specific income criteria. The facility provides a medical clinic and daycare on site. The units are occupied by farmworkers working throughout the region. The units remain full at all times and the management of the facility has noted a need for more units for seasonal migrant workers. Overall, there is a noted need for additional farm worker housing. The Northern California Growers Association reported that this problem is only getting worse. The city will continue to support development of farm worker housing units and review zoning designations and densities to ensure adequate sites for all types of housing. The City recognizes that it is a part of a larger regional environment in which farm 60 Chapter 2 Community Profile
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labor needs have to be examined in terms of geographic, economic, social and climatic conditions. The City intends to work with Sutter County, the State, Farmers Home, Consolidated Housing Authority of Sutter County, and other regional agencies to solve the problems associated with this need.
As shown in Table 2-34, the 2019 Sutter County Agricultural Commissioner’s report indicated that the County grossed over $222 million dollars in rice, followed by $127 million in walnuts.
Table 2-34
Highest Grossing Commodities for 2019 - Sutter County
Source: 2019 Sutter County Agriculture Commissioner’s Crop Report As shown in Table 2-35, according to the California Employment Development Department the number of persons employed in farms in the Yuba MSA has fluctuated from 4,500 persons in 2014 to 7,900 persons in July 2021.
Peaches
Tomatoes
(proc)
Prunes
Walnuts
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Table 2-35
Agriculture Employment Trends – Yuba MSA
Year Number of Persons Employed in Farm
2011 4,700
2012 4,600
2013 4,600
2014 4,500
2015 4,900
2016 5,200
2017 5,300
2018 5,500
2019 5,200
2020 5,000
2021* 7,900
*July 2021 is the last reported data for the Sutter MSA Source: California Employment Development Department
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63 City of Live Oak
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Chapter 3
Housing Constraints
Government policies and
regulations impact the price and
availability of housing and the
provision of affordable housing.
Constraints include residential
development standards, fees and
taxes, and permitting procedures.
Providing infrastructure and
services also increases the cost of
producing housing. One of the greatest constraints to affordable housing production is the chronic shortage of state and federal financial assistance.
Lack of city staff is an additional constraint that is not strictly a result of regulations, ordinances, or practices. As with most small cities, Live Oak has a small staff and limited resources and cannot provide the same services that larger cities can provide. Live Oak depends on consultants to perform activities that are normally staff responsibilities, such as building inspection and planning.
This chapter addresses potential nongovernmental and governmental constraints and focuses on mitigation options available to the city.
A. Nongovernmental Constraints
Nongovernmental constraints to providing affordable housing are related to factors over which the city and other government entities have little or no control.
These factors include the cost of land, construction costs, and the availability of financing.
Land and Construction Costs
Land costs, construction costs, and market financing are major variables in the cost of housing and hinder the production of new affordable housing. Although many constraints are driven by market conditions, jurisdictions have some leverage in instituting policies and programs to alleviate the constraints. Despite an overall high cost of land throughout California, the cost of land is quite modest, especially when compared to more metropolitan cities. Land with existing entitlements that 64 Chapter 3 Housing Constraints
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is ready to build on is generally more expensive. A review of Zillow.com and Trulia.com in September 2023 showed eight single-family residences for sale in the city, a 7-unit housing complex, and three vacant lots. Of that sample, those singlefamily residences were selling for $355,000 to $495,000, the vacant lots were selling for $100,000 to $129,000, and the 7-unit complex was selling for $1.6 million.
Land cost considerations include the number of units or density of development permitted on a particular site and the location of the site in relation to other amenities. As finished vacant land becomes scarce, developers begin to pursue more costly underutilized sites, which require the demolition of existing uses before a new project can be constructed. Thus, the price of land can vary significantly, even assuming the same proposed project. Land costs vary drastically depending on location, zoning, and whether the land is already entitled. Overall, the land value for parcels zoned as residential has risen significantly since the previous planning period. For parcels greater than one acre, land does not account for a significant portion of the sales or rental price of a unit, and therefore land costs do not pose a constraint to developing housing on larger parcels. However, the price of land for parcels less than one acre is proportionally larger and can account for a significant portion of sales, and the price may pose a constraint to housing development on smaller parcels.
The private market influences selling and rental prices of all types of housing, which includes existing and new dwelling units. While actions within the public sector play important parts in determining the cost of housing, the private sector affects the residential markets through such mechanisms as supply costs (e.g., land, construction, financing) and value of consumer preference. Itshould be noted that, while the City of Live Oak works to remove constraints to development, actual construction of housing is dependent upon market forces and developer’s ability to construct.
Construction costs can vary drastically, depending on a variety of factors, such as the type of construction, custom versus tract development, materials, site conditions, finishing details, amenities, square-footage, and structural configuration. Multiple family residential housing generally costs less to construct than single-family housing, because the units tend to be smaller and require less land. Increases in construction costs may raise the cost of new housing to so that some residents may not be able to afford to purchase new houses in Live Oak.
Existing homes are generally more affordable in Live Oak than new construction.
As of 2018, the California Board of Equalization estimated a per-foot construction cost of $99.23 for a multi-family building with C-6 grade construction and more 65 Chapter 3 Housing Constraints
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than 10 or more units. Assuming an average unit size of 960 square feet, a single unit would cost approximately $95,260.80. It would cost just over $95 million (excluding land costs) to construct 100 new assisted units. Including land costs, the total costs to develop replacement units will be significantly higher.
Land costs are a major factor in the cost to build housing in Live Oak. One way that a jurisdiction could decrease the land cost component is by increasing the number of units that can be built on a given piece of land. Construction costs for recent multi- family developments in Sutter County averaged $309 per square foot, with an average unit costing $297,144. For projects with prevailing wage requirements, this average exceeds $350 per square foot.
For credit-worthy projects, residential construction loan rates are relatively low.
However, because interest rates reflect deliberate monetary policy selected by the Federal Reserve Board, it is not possible to forecast what would happen to interest rates during the upcoming housing element planning period. Because construction period loans are short term and bear a higher interest rate than amortized mortgages, if interest rates rise, new construction would be more costly.
It is difficult for cities to influence the reduction of any of these cost components to housing development. Live Oak recognizes this problem and works with many agencies in providing opportunities for its citizens to purchase housing through Farmers' Home Loans and Self-Help Housing, First Time Home Buyers, and other special programs. The City also works with the Regional Housing Authority, Farmers' Home and other agencies to build low income housing for those who cannot afford to purchase a home.
Availability of Financing
Financing the long-term mortgage is a major element in housing affordability. As of November 2025 interest rates for 30 year fixed-rate mortgages in California are in the 5 to 6 percent range. The recent rise in the number of foreclosures around the county has result in the tightening of credit availability, which in turn, constrains financing for home building, purchase, or rehabilitation in all areas of the country. Many foreclosures have occurred due to the increased use of alternative mortgage products since the 1990s. Many of the alternative mortgage products, such as variable-rate loans, allowed buyers to pay lower initial interest rates and monthly payments and receive larger home loans than they might otherwise qualify for based on their income. Long term costs for these types of loans more unpredictable than traditional mortgage products, so buyers with adjustable-rate mortgages may experience dramatic fluctuations in their monthly 66 Chapter 3 Housing Constraints
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payments as interest rates increase and decrease, even though the amount of principal balance of the loan remains the same.
In general, 30 percent of one’s gross monthly income for all living expenses, including mortgage payments, homeowner’s insurance, utilities, and property taxes, is generally used by lenders as the benchmark to determine whether a home buyer can afford the monthly payments of a mortgage. In many cases, homeowners were only able to afford the monthly payments when the variable interest rates were low. This has led to increasing foreclosure rates throughout the country. The availability of these loans has declined in response to the subprime mortgage crisis, which has reduced the number of homebuyers with sufficient income or wealth to qualify for mortgage financing. In addition, fluctuating interest rates can make a housing project infeasible that could have successfully developed or marketed at lower interest rates.
Most governmental programs that seek to increase homeownership among low and moderate income households rely on loan products that provide fixed interest rates below prevailing market rates, either for the principal loan or for a second loan that provides part of the down payment for home purchase. The recent tightening of mortgage lending standards may result in a decrease in homeownership opportunities despite government programs to assist low and moderate income homebuyers.
An additional problem faced by the prospective home purchaser is the accumulation of capital for a down payment. Until early 1978, most conventional home loans required a down payment of 10 percent or less. In 1978, in order to discourage housing speculation, many lending institutions tightened credit requirements to require a 20 percent down payment. On a $300,000 home, the change in minimum down payment means a family must now have $60,000 instead of $30,000. People with lower and moderate incomes may find it difficult to save that amount of money, which pushes home ownership out of reach for many people. Despite lenders’ preference for a 20 percent down payment, many lenders will provide financing for people with lower down payments, and in some cases, may provide 100 percent financing; however, people providing less than a 20 percent down payment at the time of a home purchase are required to pay private mortgage insurance (PMI) at an extra cost, which could add to the overall cost of the home.
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B. Governmental Constraints
Local policies and regulations impact the price and availability of housing and the provision of affordable housing. Land use controls, site improvement requirements, fees and exactions, permit processing procedures, and various other issues constrain the maintenance, development, and improvement of housing.
Land Use Controls
There are various land use controls that may have an effect on whether a jurisdiction can provide affordable housing that meets the needs of the city.
In particular, development standards for zoning districts may place limitations on parcels that could preclude the development of certain types of housing or housing needs. Such development standards include: allowable maximum density, parking requirements, lot coverage, height limits, unit size requirements, floor area ratio (FAR), setbacks, open space requirements, growth controls such as moratoria.
Development standards may also include limitations on allowed uses within certain zoning districts that could potentially result in conflicts with fair housing laws.
Such limitations could constrain the development of multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing.
The Land Use Element of the Live Oak General Plan sets forth policies for residential development. These land use policies, coupled with zoning regulations, establish land allocation for different uses. Housing supply and costs are affected by the amount of land designated for residential use, the density at which residential development is permitted, and the standards governing character of development.
The Live Oak Municipal Code is a tool that implements the goals and policies within the General Plan. Table 3-1 summarizes the General Plan land use designation and the zoning districts that either allow by right or conditionally permit residential development.
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Table 3-1
Residential Land Use Controls in Live Oak
General Plan Land Use Category Zoning District(s)
Low Density Residential R-1
Smaller-Lot Residential R-2
Medium-Density Residential R-3
Higher-Density Residential R-4
Commercial Mixed Use C-MU
Downtown Mixed Use C-MU (D)
Source: Live Oak Zoning Code; Live Oak 2030 General Plan Land Use Element Provisions for a Variety of Housing
California 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. This includes single-family housing, multifamily housing, manufactured housing, mobile homes, emergency shelters, and transitional housing, among others. Live Oak has a wide range of housing types throughout the community.
Table 3-2 summarizes the housing types permitted in the community by zoning district. Each use is designated by a letter denoting whether the use is permitted by right (P), requires a zoning clearance (ZC), or is conditionally permitted (CUP). 69 Chapter 3 Housing Constraints
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Table 3-2
Residential Uses Permitted in Live Oak
Type of Housing Zoning District
R-1 R-2 R-3 R-4 C-MU C-MU (D)
Single-family residence (except
mobile homes)
P P P - - -
Two family residence - P P - - -
Multiple-family residence - - P P CUP CUP
Group Residence - - P P - -
Condominium CUP CUP P P - -
Manufactured Home ZC ZC ZC - - -
Manufactured Home Park - - U - - -
Second Residence ZC P P - - -
Residential care home (small) P P P P - -
Residential care home (large) P P P P - -
Apartment Hotel - - CUP P - -
Stock Cooperative Residence - - P P - -
Boarding House - - P P - -
Emergency Shelter - - P P CUP CUP
Transitional Housing*
- - P P CUP CUP
Supportive Housing*
- - P P - -
Farmworker Housing - - P P - -
Day care home (small & large) P P P P - -
Residential Accessory Structures P P P P - -
Guest House P P P - - -
Source: Live Oak Municipal Code, 2021
Conventional Housing
Single family dwelling units are allowed in each of the residential zoning districts except for R-4. Duplexes are limited to the R-2 and R-3 districts, and multiple family residences are allowed in the R-3 and R-4 districts. The City previously allowed single- family residences in all multi-family zones, which could have potentially prevented the development of those lots with the higher density development that supports more affordable housing and was considered by HCD to be a constraint to providing affordable housing. By restricting single-family residences in the R-4 zone district, the City has reduced this potential constraint on the development of affordable housing.
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allow single-family housing subject to a zoning clearance. However, manufactured home parks are only allowed in the R-3 district, subject to a conditional use permit.
Mixed-Use Development
The city allows mixed-use development in the Commercial Mixed Use (C-MU) and Downtown Mixed Use (C-MU-D) areas of Live Oak. As identified in the Live Oak Zoning Code, the intent of mixed-use development is to provide a full range of retail and service commercial uses and higher density residential uses. The development of mixed use provides new employment and housing opportunities for residents.
Multiple family residential housing is permitted in the C-MU and C-MU-D zoning districts, subject to a conditional use permit. However, residential uses can only account for up to 50 percent of the total building square footage for development in these designations.
Accessory Dwelling Units
The Live Oak Municipal Code defines “Accessory dwelling unit” (ADU) as an attached or detached dwelling unit which provides complete independent living facilities for one or more persons, with permanent provisions for living, sleeping, eating, cooking, and sanitation sited on the same parcel as the primary dwelling unit. Similarly, “Junior accessory dwelling unit” (JADU) is defined as a unit that is contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.
ADUs can provide a variety of housing needs and affordable housing options for family members, friends, students, the elderly, in-home health care providers, people with disabilities, and others. In addition, ADUs can offer an opportunity to maximize and integrate housing choices within existing neighborhoods.
Accessory dwelling units are permitted in allresidential zoneswithin theCity ofLive Oak. ADUs and JADUs which comply with the city’s ADU Ordinance are permitted ministerially; however, if an ADU or JADU does not comply with the applicable city standards, approval of a site plan review permit by the city’s Community Development Director is required. Program 29 has been included to ensure compliance with State law.
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Housing for Farmworkers
California law (Government Code Section 65583(c)(1)(C)) requires the adequate provision of sites to accommodate the housing needs of farmworkers. Housing elements should ensure that local zoning, development standards, and permitting processes comply with Health and Safety Code Sections 17021.5 and 17021.6.
Section 17021.5 generally requires employee housing for six or fewer persons to be treated as a single-family structure and residential use. A jurisdiction cannot require any conditional use permit, zoning variance, or other zoning clearance for this type of employee housing that is not required of a family dwelling of the same type in the same zone. Section 17021.6 generally requires employee housing consisting of not more than 36 beds in group quarters or 12 units or less designed for use by a single family or household to be treated as an agricultural use. A jurisdiction cannot require a conditional use permit, zoning variance, or other zoning clearance for this type of employee housing that is not required of any other agricultural activity in the same zone. In the City of Live Oak, farmworker housing is permitted in the R-3 and R-4 zoning districts. Program 16 has been included to ensure compliance with State law.
Housing for People with Disabilities
The Lanterman Development Disabilities Services Act declares that mentally and physically disabled persons are entitled to live in normal residential surroundings.
A state-authorized, certified, or licensed family care home, foster home, or group home serving six or fewer disabled persons or dependent and neglected children on a 24- hour-a-day basis is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards or require variances on these homes than those required for homes in the same district.
All residential districts in the city allow for the development of both small and large residential care homes for adults or children. The Municipal Code specifies that residential care homes are allowed in all of the residential zones, and this former constraint to the development of affordable housing has been removed.
The City has included Program 28 to review the current reasonable accommodation procedure to ensure compliance with State law and program 5 to ensure residential care facilities are permitted with other similar housing types.
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 72 Chapter 3 Housing Constraints
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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.” Legislation (Senate Bill [SB] 2 [Cedillo 2007]) requires jurisdictions to allow emergency shelters by-right without discretionary review in at least one zone or sufficiently sized site in the city to meet the city’s homeless need. The Live Oak Municipal Code allows emergency shelters in residential zoning districts R-3 and R-4 by-right without discretionary review. These sites are located in areas where infrastructure exists nearby and can easily be provided to these sites. As stated in Chapter 2, the Sutter County Sherriff’s Department has identified less than five homeless persons in the City of Live Oak. The City of Live Oak currently has 6.72 acres of vacant land that is currently zoned R-3. These vacant properties range in size from less than an acre to 2.5 acres. Therefore, the currently vacant R-3 sites meet the City’s needs for emergency shelters. In addition, there are no unusual landscaping requirements, parking requirements, lot coverage or setback requirements, loading area standards, or other aspects of the city’s development standards that would place a constraint on the establishment of emergency shelters.
Program 29 has been included to ensure compliance with State law.
Transitional and Supportive Housing
Transitional housing is defined in Health and Safety Code Section 50675.2 as rental housing for stays of at least six months but where the units are recirculated to another program recipient after a set period. It may be designated for a homeless individual or family transitioning to permanent housing. This housing can take many structural forms, such as group housing and multifamily units, and may include supportive services to allow individuals to gain necessary life skills in support of independent living.
Supportive housing is defined by Health and Safety Code Section 50675.14 as housing with linked on-site or off-site services with no limit on the length of stay and that is occupied by a target population as defined in Health and Safety Code Section 53260 (i.e., low-income person with mental disabilities, AIDS, substance abuse or chronic health conditions, or persons whose disabilities originated before the age of 18).
Supportive housing can be found in a variety of housing types and configurations, including apartments, multi- family units, and SRO units. In Live Oak, Supportive housing is included under the definition of residential care homes and permitted by right in R-3 and R-4 zones. SRO units are described as “apartment hotels” in 73 Chapter 3 Housing Constraints
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the Municipal Code and permitted in the R-4 zone, or in the R-3 zone with a use permit.
Pursuant to Government Code Section 65583(a)(5), transitional and supportive housing types must be treated as residential uses and subject only to the restrictions that apply to other residential uses of the same type in the same zone. Additionally, State law requires jurisdictions to allow supportive housing by right in multifamily zones and mixed-use and nonresidential zones allowing multifamily. Program 29 has been included to comply with State law (Government Code Section 65651).
Density Bonus
Developers who include affordable housing in their projects are given a density bonus and other incentives, including reductions in zoning standards, other development standards, design requirements, mixed use zoning, as well as other incentives that can reduce development costs. Senate Bill 1818, which went into effect January 1, 2005, significantly reduces the percentage of affordable units that a developer must provide in order to receive a density bonus, and requires up to three concessions, depending upon the percentage of affordable units in the development. Under the new law, the maximum density bonus a developer can receive is 35 percent when a project provides either 10 percent of the units for very-low-income households, 20 percent for low- income households, or 40 percent for moderate-income households. The legislation also imposes new statewide parking standards and density incentives for developers that donate land for affordable housing.
Section 17.15.120 of the Code outlines the city’s process for granting density bonuses in accordance with Government Code Sections 65915-65918. When requests for density bonus allowances are received, they will be reviewed by the city on a case-by- case basis to determine if the project conforms to state law.
Program 27 has been included to ensure compliance with State law.
Residential Development Standards
The City’s four residential zoning districts have different development standards that set limitations on the density, building heights, lots coverage, lot setbacks, and allowable uses for each zoning district. These limitations can create constraints on providing affordable housing. For example, a zoning district with a low allowable density combined with high land costs may prevent the development of housing that could be affordable to lower-income families. In areas with high land costs, higher allowable densities would place more homes on a parcel, reducing the cost of that dwelling unit. Height limits and building coverage requirements can also create constraints; these factors could prevent developing a parcel with its 74 Chapter 3 Housing Constraints
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maximum density potential. Table 3-3 below shows this information for each residential zoning district.
The city has revised its Municipal Code to allow for higher net densities in all four residential districts, which may reduce constraints on the development of affordable housing. The R-1 district is intended to be used in areas for single family home development. Although the R-1 district maintains a minimum lot size of 6,000 square feet, the density range for new developments (which was previously undefined) is now two to six units per acre. The R-2 district is intended for smaller single-family lots and duplexes. The gross density range in the R-2 district is now four to 10 units per acre, and the minimum lot area ranges from 3,500 square feet for single family to 7,000 square feet for duplexes. The 6,000 square foot minimum lot size in the R-1 district could present a constraint to the development of housing affordable to Moderate, Low, Very Low, or Extremely Low income households due to the land cost per unit. However, as shown in the vacant land survey, the city has designated adequate land in the R-2 through R-4 zones to accommodate its share of housing for these income levels.
Table 3-3
Development Standards by Residential Zone
Zone
District Density
Max.
Building
Height
(ft)
Min. Lot
Width (ft)
Min. Yard Setback (ft) Min. Lot
Area (sq ft)
Max.
Building
Coverage
Front Side Rear (%)
R-1
2 to 6 per
acre
30 50: 55
corner lot
15; 20
garage
5 20 or 20%
lot depth 6,000 45 one story;
40 two story
R-2
4 to 10 per
acre
30 35 single
family; 70
two family
15; 20
garage
5 20 or 20%
lot depth
3,500 single
family; 7,000
two family
50 one story;
45 two story
R-3
8 to 15 per
acre
30 two
story; 40
three story
30 single
family; 60
two family;
100 multifamily
15; 20
garage
5 20 or 20%
lot depth
2,500 single
family; 5,000
two family;
10,000 multifamily
60 R-4
15 to 25 per
acre
30 two
story; 40
three story;
50 four
story
100 15; 20
garage
5 20 or 20%
lot depth
10,000 75
Source: Live Oak Municipal Code, 2021.
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The R-1 district has a minimum lot width of 55 feet, and the R-2 district allows for lot widths varying from 35 feet for single family to 70 feet for duplexes. The R-1 and R-2 districts have the same building height and yard setback requirements as were described in the 2008 Housing Element, and which do not represent constraints on the ability to construct affordable housing.
The R-3 and R-4 districts, on the other hand, are the higher-density districts intended to allow the city to develop more attached housing options. The R-3 district has an allowable density of between eight and 15 dwelling units per acre and is intended to allow for the development of duplexes, attached townhouses and garden apartments, whereas the R-4 district allows between 15 and 25 dwelling units per acre and the development of apartments. Like the R-1 and R-2 districts, the development restrictions in these two districts are similar for the minimum lot width, minimum yard setbacks, and maximum building coverage; however, the R4 district allows for a higher maximum building height (50 feet) than the other districts, and the minimum lot area is 10,000 square feet.
Parking Standards
In addition to allowed uses and development standards, off-street parking requirements can also create constraints on a jurisdiction’s ability to provide adequate housing. If a jurisdiction has excessive parking standards, more land is needed to provide parking, which reduces land availability and increases the overall cost of housing. Most jurisdictions have parking standards that are designated by zone; Live Oak, however, provides parking standards by unit type. Table 3-4 below provides a summary of the parking standards by unit in the city.
Table 3-4
Parking Standards
Residential Land Use Parking Required
Single-family residence 2 spaces
Two-family residence or
half- plex 2 spaces per residence
Multi-family residence
One parking space per studio apartment or one
bedroom dwelling unit; one and one-half parking spaces
per 2-bedroom dwelling unit; and two parking spaces
per dwelling unit containing three or more bedrooms.
Plus one guest space per ten residences
Second Residence:
ADU, JADU
One space per unit in addition to the two spaces for the primary residence. JADUs have no parking requirement.
Manufactured home park Two spaces per residence (may be tandem) plus one guest space per five residences
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Table 3-4
Parking Standards
Residential Land Use Parking Required
Bed and breakfast,
boarding house Two spaces plus one space per room for rent Residential Care Homes
0.6 spaces per unit, or a parking study to show lower need based on type of residents and/or proximity to services and transit
Source: City of Live Oak Municipal Code, 2022
Open Space
In highly dense residential environments, open space between housing units and buildings can provide a more pleasant setting and more livable environment. As a means to improve the quality of high-density residential complexes, multifamily projects must comply with open space requirements. New residential projects are required to include common outdoor space. Private outdoor space in the form of patios, decks, fenced yards, and similar spaces is also required. Buildings must be oriented to create courtyards and common open space areas that are usable by residents and not relegated to leftover pieces of the site that are difficult to access.
Requirements may be modified through either Site Plan and Design Review or the conditional use permit approval.
Adequacy of Density and Development Standards
Densities of 12 to 20 units per acre are preferable for affordable rental housing.
Moreover, projects should also incorporate amenities such as open space, common areas, and community space that are vital to livability and appeal.
The Zoning Codes establish density and development standards to facilitate affordable housing. Multifamily projects can be built at 12 to 20 units per acre in the Multiple- Family Residential Zone (R-4). It should be noted that, within the last three years, the City of Live Oak has not received any requests for development below the allowable density range.
Development Fees
The cost of housing can be adversely affected if a jurisdiction has high planning and site development fees, which are required during the development process.
The Housing Element is required to include information about the fees and exactions to determine whether high fees add to the potential constraints to providing affordable housing in Live Oak. Currently, the City of Live Oak collects a combination of fees for proposed residential development. These fees include permit processing and development fees, development impact fees, and utility 77 Chapter 3 Housing Constraints
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connection fees, school impact fees, and Mellow-Roos assessments. The different fees and how they affect the cost of developing housing in the city are described in more detail below.
Permit Processing and Planning Fees
Permit processing and planning fees are those paid to the city at the time of a permit application. Because different projects require different types of permits, the total cost of these fees varies, depending on the specific situation. For example, not all developments require zoning changes, General Plan Amendments, variances, conditional use permits, etc. Different factors contribute to the level of environmental review that is required for a project: more complicated projects may require the preparation of an environmental impact report, which can be more costly than an initial study. Obviously, the more of these special circumstances that a project has, the greater the total amount of fees that would be required to be paid to the city.
Table 3-5 below shows Live Oak’s application fees by type of application and whether the fee applies to a single-family or multi-family development application.
Each fee shown is the amount to be paid per application.
Table 3-5
Planning and Application Fees
Fee Category
Fee Amount (per application)
Single-Family Multi-Family
Variance 433.00 867.00
Conditional Use Permit 811.00 1,899.00
General Plan Amendment Text and Map Changes 3,147.00
Zone Change Map change 1,998.00
Text change 1,664.00
Design Review 527.00
Subdivision
Certificate of Compliance 515.00
Lot Line Adjustment 465.00+ 40.00 per lot over 2
Tentative Subdivision Map 1,329.00+ 30.00 per lot over 4 Parcel Map 1,017.00
Environmental
Initial Study Fee is based on the actual cost and varies Environmental Impact Report Fee is based on the actual cost and varies Source: City of Live Oak, 2021.
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Development Impact Fees
Development impact fees vary from permit processing fees in that they are required for each dwelling unit constructed to account for the impacts that each unit will have on services, utilities, and public facilities. The city also requires development impact fees for commercial and industrial development based on square footage, but fees for these uses are not included in this analysis. Table 3-6 shows the city’s required development impact fees for residential development, including capacity and connection fees for storm drainage, sewer, and water.
The estimated development impact fees for a single-family home (zoned R-1, R-2, and R-3) add to $31,909; fees for a duplex (zoned R-2 and R-3) add to $28,172; fees for a multi-family home (zoned R-3 and R-4) add to $20,222, a difference of $11,687 from the fees for a single-family dwelling unit.
Each unit is required to pay one-time utility connection fees to allow the unit to connect to the city’s water, sewer, and storm drainage systems. The connection fees are based on the size of the pipe connecting the dwelling unit to the system for water and sewer services. Sewer and water connection fees can be paid, at the developer’s option, either prior to issuance of a building permit or prior to issuance of a certification of occupancy, or at such earlier time permitted by law. (see Live Oak Municipal Code section15.50.020).
Table 3-6
Development Impact Fees
Fee Type
Single- Family
R-1, R-2, R-3
(per unit)
Residential Zones
Duplex R-2, R-3
(per unit)
Multi-Family
R-3, R-4 (per
unit)
General Governmental Facilities
Corp Yard 653 467 420
General Government 1,143 816 735
Public Safety Facilities
Police 626 448 402
Fire 1,733 1,238 1,114
Parks and Recreation Facilities
Recreation 231 165 149
Parks 3,351 2,394 2,155
Community Center 881 630 567
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Transportation Facilities
Transportation 3,092 2,945 2,361
Water, Sewer, & Flood Control Capacity and Connection Fees Storm Drain 3,949 2,819 3,038
Sewer 8,815 8,815 5,086
Water 7,435 7,435 4,195
Total Development
Impact Fees (Including
Capacity and Connection
Fees)
31,909 28,172 20,222
Notes: Development fees for Sewer and Water are based on meter size; the table provides the fee for the smallest connection for single family and duplex units. For multi-family units, the table provides totals based on 8 units per acre.
Source: City of Live Oak, 2021.
Most single-family developments use a ¾-inch pipe, which has a connection fee of $7,435 for water. The typical sewer connection fee for a single-family dwelling unit is $8,815. These fees are adjusted accordingly depending on the size of the pipe. The storm drainage connection fee is now calculated per unit at $3,949 for single family residential and $2,819 per unit for duplexes.
Multi-family developments typically have a water connection fee of $33,559 for a two- inch pipe and a sewer connection fee of $40,688. Stormwater fees for multifamily developments are calculated on a per-acre basis at $24,960 per acre.
Assuming a one- acre development with eight units in an R-3 zone, this would result in per-unit fees of $4,195 for water, $5,086 for sewer, and $3,038 for stormwater. These totals represent a conservative estimate of density.
For a development in the R-4 district, with 15 units on a one-acre parcel (consistent with the minimum density for R-4), per-unit fees would be $2,237 for water, $2,712 for sewer, and $1,664 for stormwater. Overall, connection fees for city utilities are substantially less for multi-family developments compared to those charged for single family development.
Community Facilities District
All new development in Live Oak is required to annex into a Community Facilities District, and an annual fee is levied on a per parcel basis. As of 2020, affordable housing developments that receive a welfare exemption under the Revenue and Tax Code are exempt from these fees.
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Analysis of Fees and Exactions
Based on the previous information, the total development impact, school, and building permit fees for a typical single-family home would be approximately $40,000, assuming a 2,000 square foot house. On the other hand, a 1,000 square foot multi-family unit developed on a lot with a density of 15 units per acre would result in total fees of nearly
$25,100, nearly $15,000 less than per single-family unit. These fees do not include Community Facility District fees, which are paid through annual property taxes; therefore, Community Facility District fees are not paid directly by renters.
Although the fees for multi- family units are less expensive than those for singlefamily units, these fee still represent a substantial cost, and have increased since the last Housing Element was prepared in 2013. These fees make up a large portion of a home’s cost, especially in a jurisdiction like Live Oak, where home prices are relatively lowcompared to larger citiesin the region. The high cost offees, especially when compared to similar jurisdictions in the region, may present a constraint to the development of affordable housing. However, these fees are necessary in order to provide services to new development. The city has determined that it would be difficult to reduce any of these cost components without jeopardizing its ability to provide required services. It can, and does encourage programs that can help reduce other costs such as the Self-Help Housing Program through the Farmers Home Administration, the Mortgage Credit Certificate Program, and other programs established to assist low- and moderate-income home buyers.
Building Codes and Site Improvements
Building codes and site improvements can also increase the cost of developing housing, particularly affordable rental housing. The following examines the city’s building codes and site improvement standards.
Building Codes and Enforcement
Live Oak implements the 2019 edition of the California Building Code and other model construction codes, with amendments adopted by the California Building Standards Commission. These model codes establish standards and require inspections at various stages of construction to ensure code compliance and minimum health and safety standards. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties, the codes are mandated for all jurisdictions in California. The City has not adopted local amendments to the model codes that increase housing costs. Building inspectors are responsible for ensuring that proposed projects meet state and local codes. 81 Chapter 3 Housing Constraints
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Site Improvements
On- and off-site improvements, such as streets, sidewalks, parks dedications, landscaping, utility easements and water, sewer, and drainage infrastructure, are necessary to ensure that new housing developments receive needed utility service, have adequate circulation patterns, and are developed in a manner that meets the city’s housing goals and needs; however, development of these elements can be quite costly and often represents a large portion of the development’s overall construction cost. Developments with excessive on- and off-site improvements costs can prevent the development of affordable housing.
There are no unusual site improvement requirements in Live Oak. Curbs, gutters, and sidewalks that meet Americans with Disabilities Act standards are required for all developments and associated off-site improvements. The city requires a minimum 60- foot-wide street right-of-way is for all developments. This provides for two 12-foot lanes, two 8-foot parking widths, curb, gutter, and sidewalk on either side of the street. This is an excessive requirement for local streets, requiring a large amount of land for the development of streets, which could remove land from being available for the development of affordable housing. This is a constraint.
Please refer to the Circulation Element of the Live Oak General Plan, which addresses this issue in the street standards (Table CIRC-2), Policy CIRC-3.5, and Implementation Program CIRC-7, which requires revisions to Street Design Criteria to comply with the Circulation Element.
Each lot is required to drain into the street and the developed storm drainage system. Each lot must be served by a minimum 3/4-inch water pipe. All units must have water meters and be hooked up to the municipal water system, and no private wells are allowed. Each lot must be served by a gravity sewer service and be hooked up to the city’s main sewage treatment facility. No septic tanks are allowed.
In addition, construction is not allowed to begin on any project unless the Fire Department can verify that the lot can be adequately protected.
These requirements are considered basic for community health and welfare and are not considered to be excessive or a constraint on building in Live Oak. Due to the excessively flat terrain, some lots may have difficulty complying with drainage requirements without the use of storage or retention basins. This presents some challenges, but proper site engineering has led to acceptable solutions, and this does not cause any major constraints that would add to the cost of development to the extent that they would preclude affordable housing. 82 Chapter 3 Housing Constraints
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The above-mentioned regulations do not represent an undue constraint on the development of affordable housing.
Local Processing and Permit Procedures
A significant factor in land use controls is the processing time involved in gaining approval for development. While permit processing and development review are necessary to ensure that development proceeds in an orderly manner, permit processing fees, the costs of studies, and processing time can adversely affect the cost of housing development. Live Oak's permit approval process follows the requirements set forth in State law and is expedited, whenever possible, by holding special meetings.
The City of Live Oak provides building services to the city, including intake, review, and inspection services for all new construction. Compared to other jurisdictions, permit processing time is considered to be quite fast. For example, an applicant requesting a permit for a single lot can go through the entire permit procedure in one to two days. Asmall developer, with proper zoning in place, could also go through the process within a few days to a week. Permit decisions can take anywhere from one to 12 weeks, depending on the use. For larger development projects, the City does contract out review services to ensure a fast turnaround time or development review. In addition, a project applicant may submit a request for building permit the very next day after entitlement approval. Multi-family projects that require an entitlement typically take three to four months from permit submittal to permit issuance. Applications for building permits are usually submitted within 30 days once a project is fully entitled.
A development requiring a tentative map, environmental impact report, or negative declaration can take from three months to a year, depending on the level of documentation required. In comparison to other communities, Live Oak’s permit processing is relatively quick for typical projects. Table 3-7 below shows typical permit processing times for a variety of different types of permits, although the actual timing may vary depending on the size and complexity of a project and whether the project plans are fully completed at the time of application. 83 Chapter 3 Housing Constraints
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Table 3-7
Typical Building Permit Processing Times
Type of Permit
Time to
Receive
Permit
Application
Decision
Timing
Is Design
Review
Required?
Is a
Conditional
Use Permit
Required?
Reviewing
Department(s)
Garage,
detached 1 day 2-4 weeks No No Building andPlanning
Room addition /
remodels 1day 1-4 weeks No No Building and Planning
Single-family
dwellings 1 day 2-8 weeks
No (unless
development is
more than 20
units)
No (for
individual
dwelling units)
Building and
Planning
Multi-family
dwellings 1 day 2-8 weeks
No (unless
development is
more than 20
units)
No Building and
Planning
Commercial
building 1day 3-12 weeks Yes No Building andPlanning
Tenant
Improvement 1 day 2-6 weeks No No Building andPlanning
Source: City of Live Oak, 2021.
Individual single-family dwellings are not required to go through the Design Review process, but all commercial and large residential projects (larger than 20 units) are required to go through this additional step, which is administered by city staff and the Live Oak Planning Commission. This process takes place during a regular planning commission meeting and its main goal is to provide developers with direction regarding the aesthetics of their developments. While these reviews do not adhere to any strict pre-set standards on design, they must comply with the ideals and desired standards expressed by the planning commission and comply with existing neighborhood standards before being approved.
Multi-family dwellings are subject to the same requirements and processing time as single-family dwellings, so total processing times for both types of projects are similar. For typical projects, the total time from application to project approval, including obtaining entitlements, completion of improvement plans, final map approval, and development agreements, generally can take anywhere from six months to a year. The city can, when necessary, expedite the process. 84 Chapter 3 Housing Constraints
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The city continues to partner with developers to accommodate the needs of the community in the most efficient manner possible. The city recognizes the importance of the development process and the implications for future growth and economic development. Live Oak can utilize the negotiation process with developers as a means of implementing the policies of this element and encourages informal discussion with developers so that the needs of the City can be examined and incorporated into development strategies at the onset. Early consultation between the city and developers can reduce the overall processing time of an application, since the city can provide clear, guided direction throughout the entire application process.
Additionally, the city will encourage the use of the Planned Development Combining District (PD) to facilitate the creative, innovative designs which may otherwise be stifled by the standardized provisions of the zoning code. The PD district is designed to allow diversity in the relationship between buildings and open spaces in such a way to create unique and interesting physical environments while preserving public health, safety and welfare.
Based on the City’s rapid permit processing time, encouragement of early consultation with developers, and lack of additional processing requirements for multi-family projects, permit processing in Live Oak does not present a major constraint on providing various types of housing for all income levels. In addition, the City of Live Oak does not have any locally adopted ordinances that hinder the development of housing including cost (e.g., inclusionary requirement or shortterm rental).
Zoning Clearance
The Live Oak Municipal Code requires a zoning clearance for certain residential uses. For conventional single-family homes on existing lots of record and multifamily projects, city staff can approve the project over the counter unless the development requires an exception or modification. The zoning clearance process is intended to verify that the proposed structures or land use complies with the permitted list of activities allowed in the zoning district and the development standards applicable to the type of use. This process is completed within 10 working days.
Site Plan and Architectural Review
Site Plan and Design Review is required for proposed new housing projects of 20 units or more for site design, including location of structures, landscaping, ingress/egress, parking and loading, grading, and architectural design. Planning 85 Chapter 3 Housing Constraints
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staff determines whether the application complies with site planning standards.
The standards are objective in nature with graphic illustrations and descriptions.
Conditional Use
The Live Oak Municipal Code requires a conditional use permit for certain residential uses. The Live Oak Planning Commission is responsible for reviewing and approving the permit after a recommendation by city staff. The planning commission may grant the permit when the proposed use is in accordance with the provisions of the General Plan and the Zoning Codes and appropriate conditions are met. Conditional use permits are required for certain special needs housing (e.g., residential care facilities, condominiums, and mixed-use projects), as well as multi-family units in certain zones. The conditional use permit process typically takes three to five months.
Environmental Review Process
State regulations require environmental review of discretionary project proposals (e.g., subdivision maps, specific plans, use permits). The time frames associated with environmental review are regulated by CEQA. In compliance with the Permit Streamlining Act, City staff ensures that proposals are reviewed within the timeframes established in the CEQA Guidelines.
Senate Bill 35 Approvals
Senate Bill (SB) 35 requires jurisdictions that have failed to meet their RHNA to provide streamlined, ministerial entitlement process for housing developments that incorporate affordable housing. Because Live Oak is currently not on pace to meet its RHNA for moderate-income housing in the Fifth Cycle (2013-2021), projects larger than 10 units providing at least 10 percent affordable units that meet all objective standards are eligible for ministerial (i.e., staff-level) approval under SB 35. However, to be eligible projects must also meet a long list of other criteria, including prevailing wage requirements. As of July 2021, Live Oak has not received any applications for SB 35 approval.
Zoning and Fees Transparency
The City has posted all zoning, development standards, and fees for each parcel to the City website as required by Government Code Section 65940.1(a)(1)(A) and (B).
Housing for People with Disabilities
California law requires jurisdictions to analyze potential and actual constraints on housing for persons with disabilities, demonstrate efforts to remove impediments, and include programs to accommodate housing designed for disabled persons. 86 Chapter 3 Housing Constraints
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Review of the Live Oak Municipal Code, permitting procedures, development standards, and building codes revealed the following findings.
Land Uses and Housing
The city permits a wide variety of housing types in the community, including conventional single- and multifamily housing, mobile homes, emergency shelters, residential care facilities, and other types of housing. As discussed above, the city does not have any special permit requirements for residential care facilities of any size. In addition, there are no occupancy standards pertaining to unrelated adults.
Development Regulations
The city enforces Title 24 of the California Code of Regulations, which addresses access and adaptability of buildings to accommodate persons with disabilities. The City also requires compliance with the 1988 amendments to the Fair Housing Act, which requires a minimum percentage of dwelling units in new housing projects to be fully accessible to the physically disabled. No additional accessibility or visitability standards above state and federal law are required. Housing occupied by people with disabilities is treated like any other residential use. No unique restrictions are in place, such as minimum distances, special conditions for disabled housing, noticing procedures, special use permits, or other regulations that could constrain the development, maintenance, or alteration of housing for disabled persons.
Process for Reasonable Accommodation
Requests to retrofit homes to enable adequate accessibility for disabled persons or for reasonable accommodation are handled in accordance with the city’s reasonable accommodation ordinance, which allows flexible application of zoning regulations, and waiver of requirements where necessary to eliminate barriers to housing opportunity. In this way, the city has sought to reduce or eliminate constraints to housing for disabled persons in regards to its permitting procedures.
Live Oak must adopt a formal “reasonable accommodation” procedure(s) for individuals with disabilities to make requests for reasonable accommodation with respect to zoning, permit processing, or building laws.
Table 3-8 reviews the city’s zoning code land use policies, permitting practices, and building codes to ensure compliance with state and federal fair housing laws for persons with disabilities. Constraints for housing for disabled persons associated with the City’s development procedures, practices, or policies have not been identified.
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Table 3-8
Constraints on Housing for Persons with Disabilities
Overarching and General
Does the City assist in meeting identified needs? Yes. The city requires a minimum percentage of dwelling units in new housing projects to be fully accessible to the physically disabled.
Zoning and Land Use
Has the City reviewed all its zoning laws, policies,
and practices for compliance with fair housing law?
Yes. The City has reviewed the land use regulations and practices to ensure compliance with fair housing laws.
Are residential parking standards for persons with
disabilities different from other parking standards?
Does the City have a policy or program for the
reduction of parking requirements for special needs
housing if a proponent can demonstrate a reduced
parking need?
Chapter 17.25 of the Live Oak Zoning Code mandates
specific requirements (number, size, performance
standards) for disabled parking and reduced parking for new housing for the elderly.
Does the locality restrict the siting of group
homes?
Group homes are permitted in the R-3 and R-4
zoning districts.
What zones allow group homes other than those
allowed by state law? Are group homes over six
persons allowed?
Yes, group homes are permitted in the R-3 and R-4
zoning districts.
Does the City have occupancy standards in the
zoning code that apply specifically to unrelated
adults and not to families?
No
Does the land use element regulate the siting of
special-needs housing in relationship to one
another?
No. There is no minimum distance required between two
or more special-needs housing.
Permits and Processing
How does the city process a request to retrofit
homes for accessibility? Ministerially by city staff.
Does the City allow group homes with six or fewer
persons by right in single-family zones?
No, group homes are currently only permitted in the R- 3 and R-4 zoning districts.
Does the City have a set of particular conditions
or use restrictions for group homes with greater
than six persons?
No.
What kind of community input does the City allow
for the approval of group homes?
The CUP process provides the public with an
opportunity to review the project and express their
concerns in a public hearing. Group homes require a
CUP for the Employment (E-1) zone and the C-MU
zone.
Does the City have particular conditions for group
homes that will be providing services on site?
No. The city does not currently have special standards for group homes regarding location, design, or operation.
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Table 3-8
Constraints on Housing for Persons with Disabilities
Building Codes
Has the locality adopted the Uniform Building
Code?
The City of Live Oak has adopted the 2019 California
Building Code.
Has the City adopted any universal design1
element into the code?
The City of Live Oak does not include specific
regulations that require incorporation of universal
design.
Does the City provide reasonable accommodation
for persons with disabilities in the enforcement of
building codes and the issuance of building
permits?
The City of Live Oak enforces what is required by the
2019 California Building Code. The City of Live Oak has a process to ensure reasonable accommodation for those
with disabilities.
C. Housing Assessment
Throughout California, community amenities and access to opportunities are not always readily accessible or attainable due to different social, economic, or cultural barriers in society. Because of this imbalance, it is important to ensure that sites for housing, particularly lower income units, are available throughout a jurisdiction and where residents have fair and equitable access to all amenities and opportunities that are available. Therefore, the goal of this assessment is to ensure that jurisdictions are planning for housing, particularly lower-income units, with regards to the accessibility of various opportunities including jobs, good education, health services, and transportation.
Overview of AB 686
Cities and counties are required by Assembly Bill (AB) 686 to take deliberate actions to address disparities in housing needs, access to opportunity, and patterns of racial and ethnic segregation. This process is also known as the legislative requirement to affirmatively further fair housing (AFFH). Housing elements are required to include or address the following five components:
• Inclusive and Equitable Outreach: Housing elements must make a diligent effort to equitably include all community stakeholders in the housing element participation process.
• Fair Housing Assessment: All housing elements must include an assessment of fair housing. This assessment should include an analysis of the following four fair housing issues: integration and segregation patterns and trends,racially or ethnically concentrated areas of poverty, disparitiesin access to opportunity, and disproportionate housing needs, including displacement risk.
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• Analysis of Sites Inventory: Local jurisdictions must evaluate and address how particular sites available for housing development will meet the needs of households at all income levels. The housing element must analyze and conclude whether the identified sites improve or exacerbate conditions for fair housing.
• Identification of Contributing Factors: Based on findings from the previous steps, housing elements must identify, evaluate, and prioritize the contributing factors related to fair housing issues.
• Priorities, Goals, and Actions to AFFH: Local jurisdictions must adopt fair housing goals and actions that are significant, meaningful, and sufficient to overcome identified patterns of segregation and affirmatively further fair housing. The housing element should include metrics and milestones for evaluating progress and fair housing results.
This section serves as an assessment of fair housing practices, pursuant to Government Code Section 65583 (c)(10) in the City of Live Oak. It examines existing conditions and demographic patterns including concentrated areas of poverty within the city, concentrated areas of low- and median- income housing, and areas of low and high opportunity. It also provides and compares the analysis from a local and regional perspective, describing settlement patterns across the region. The analysis is primarily based on data from the U.S. Census American Community Survey (ACS) 2015-2019, and HCDs AFFH Data and Mapping Tool.
Note on Boundaries
For a small city like Live Oak, distilling demographic information at a local level can be difficult. As shown in Figure 3-1, there are two census tract and four block group boundaries that extend beyond the city limits. When local-level data specific to Live Oak is not available, data for these census tracts and block groups has been used as it is the next best available alternative. As an example, census tract- or block group-level information is used in cases where map data or analytical estimates from the HCD AFFH Data and Mapping Tool are referenced. 90 Chapter 3 Housing Constraints
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Figure 3-1
Census Tract Boundaries
Source: U.S. Census, 2010.
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Assessment of Fair Housing Issues
Fair Housing Enforcement and Outreach
Fair housing complaints can be used as an indicator to identify characteristics of households experiencing discrimination in housing. Pursuant to the California Fair Employment and Housing Act [Government Code Section 12921 (a)], the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code.”
Fair housing issues that may arise in any jurisdiction include but are not limited to:
• Housing design that makes a dwelling unit inaccessible to an individual with a disability;
• Discrimination against an individual based on race, national origin, familial status, disability, religion, or sex when renting or selling a housing unit; and
• Disproportionate housing needs across the city including cost burden, overcrowding, and risk of displacement.
The city refers fair housing complaints to the California Department of Fair Employment and Housing (DFEH). The DFEH dual-files fair housing cases with the U.S. Department of Housing and Urban Development’s (HUD) Region IX Office of Fair Housing and Equal Opportunity (FHEO), as part of the Fair Housing Assistance Program. Between 2013 and 2022, three fair housing inquiries were made in Live Oak. No basis was given for two of the inquiries, and one was on the basis of sex. Over the same period, one fair housing case was filed. No basis was given for this case.
The city publicizes and regularly updates affordable housing opportunities and fair housing resources on the city’s Housing Assistance website, including its First Time Homebuyer Down Payment Assistance Program and Housing Rehab Program.
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Compliance with Fair Housing Laws
In addition to assessing demographic characteristics as indicators of fair housing, jurisdictions must identify how they currently comply with fair housing laws or identify programs to become in compliance. Live Oak enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of local policies and codes for compliance with State law, and referral of fair housing complaints to appropriate agencies. The Table 3-9 identifies how the City complies with fair housing laws.
Table 3-9
Fair Housing Compliance
Title Statute Description Compliance Efforts
Density Bonus
Law
Government
Code section
65915
The density bonus ordinance allows up
to a 50.0 percent increase in project
density depending on the proportion of
units that are dedicated as affordable,
and up to 80.0 percent for projects that
are completely affordable, in compliance
with state law.
As a part of Program 27,
the City will ensure
compliance with State
Density Bonus law.
No Net Loss
Law
Government
Code section
65863
The City has identified a surplus of sites
available to meet the Regional Housing
Needs Allocation.
In compliance.
Housing
Accountability
Act
Government
Code section
65589.5
The City does not condition the approval
of housing development projects for
very low-, low-, or moderate-income
households, or emergency shelters unless
specific written findings are made.
Further, the City currently allows
emergency shelters by-right, without
limitations, in at least one zone that
allows residential uses, in compliance
with Government Code section 65583,
subdivision (a)(4).
The City does not
condition the approval of
housing development
projects for very low-,
low-, or moderateincome households, or
emergency shelters unless
specific written findings
are made.
As part of Program 29,
the City will review the
Zoning Code and amend
as necessary all
emergency shelter
development standards
for compliance with
Government Code
section 65583,
subdivision (a)(4).
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Table 3-9
Fair Housing Compliance
Title Statute Description Compliance Efforts
Senate Bill 35 Government
Code Section
65913.4
The City has established a written policy
or procedure, as well as other guidance
as appropriate, to streamline the
approval process and standards for
eligible projects.
As part of Program 24
the City will establish a
written policy or
procedure 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.
Senate Bill 330 Government
Code Section
65589.5
The City relies on regulations set forth in
the law for processing preliminary
applications for housing development
projects, conducting no more than five
hearings for housing projects that
comply with objective general plan and
development standards, and making a
decision on a residential project within
90 days after certification of an
environmental impact report or 60 days
after adoption of a mitigated negative
declaration or an environmental report
for an affordable housing project.
As part of Program 24,
the City will develop a
preliminary application
form and procedure or
will adopt the Preliminary
Application Form
developed by HCD
pursuant to SB 330.
Additionally, the City will
continue to process
housing applications
within timelines that are
in compliance with
Government Code
Section 65589.5.
California Fair
Employment
and Housing
Act and
Federal Fair
Housing Act
Government
Code Section
12900 – 12996
Title VIII of the
Federal Civil
Rights Act
The City provides protections to
residents through referrals to legal
assistance organizations.
In compliance.
AntiDiscrimination
in Zoning and
Land Use
Government
Code Section
65008
The City reviews affordable development
projects in the same manner as marketrate developments, except in cases where affordable housing projects are eligible
for preferential treatment, including, but
not limited to, projects built on
residential sites subject to AB 1397.
In compliance.
Assembly Bill
686
Government
Code section
8899.50
The City has completed this AFH
analysis and has identified programs to
address identified fair housing issues.
In compliance.
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Table 3-9
Fair Housing Compliance
Title Statute Description Compliance Efforts
Equal Access Government
Code section
11135 et seq.
The City prohibits discrimination and
offers accessibility accommodations to
ensure equal access to all public
meetings, programs and activities
operated, administered, or funded with
financial assistance from the state,
regardless of membership or perceived
membership in a protected class.
In compliance.
Patterns of Residential Integration and Segregation
Race and Ethnicity
In recent decades, Sutter County has grown in diversity. Between 2010 and 2019, the Hispanic/Latino population grew at a rate faster than statewide trends, from
19.7 percent of the total population to 26.4 percent. Figure 3-2 shows the racial and ethnic distribution of the population in and around Sutter County in 2010, where the majority of non-White residents lived in and around the cities of Live Oak and Yuba City.
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Figure 3-2
Regional Settlement Trends by Race/Ethnicity 2010
Source: HUD AFFH Mapping Tool.
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Live Oak has increased in diversity in the last decade as well, and is generally more diverse than Sutter County with 62 percent of the population identifying as nonWhite in 2019. As shown in Figure 3-3, residents who identified as Hispanic/Latino made up a slim majority of the population in 2010. Additionally, the proportion of residents who identified as non-White in 2010 varied slightly across the city, from 38 percent in the area east of Larkin Road to 42 percent in the area west of Larkin Road (Figure 3-4). By 2018, the total Non-White population of these areas had increased to 59 and 70 percent respectively (Figure 3-5). Overall, the areas west of SR 99 and Larkin Road have greater diversity and a higher proportion of residents identifying as non-White than the rest of the city.
However, there is not known to be a significant concentration of any one racial or ethnic group within any area the city.
As of the 2017-2021 American Communities Survey, residents that identify as Hispanic or Latino of Any Race were the predominant population citywide.
Hispanic or Latino residents were also the predominant population in parts of Yuba City and the surrounding area, though in other areas in Sutter County the predominant population is White, not Hispanic or Latino.
Dissimilarity Index
A common measure of the magnitude of segregation within a city or county is the dissimilarity index (DI). The DI measures the degree to which two specific groups are distributed across a geographic area. The DI varies between 0 and 100 and measures the percentage of one group that would have to move across neighborhoods to be distributed the same way as the second group. A dissimilarity index of 0 indicates conditions of total integration under which both groups are distributed in the same proportions across all neighborhoods. A dissimilarity index of 100 indicates conditions of total segregation such that the members of one group are in completely different neighborhoods than the second group.
It is important to note that the DI uses non-Hispanic White residents as the primary comparison group. That is, all DI values compare racial and ethnic groups against the distribution of non-Hispanic White residents and do not directly measure segregation between two minority groups (e.g., Black and Hispanic/Latino segregation).
Live Oak has a moderate dissimilarity index rating for Black residents, indicating that this group is concentrated in areas throughout the city. As shown in Table 3- 10, the data shows an index rating of 52.5 in comparing the dispersal of Black residents to non- White Hispanic residents, which is similar to Sutter County (48.8). This indicates that approximately 53 percent of Black residents would need 97 Chapter 3 Housing Constraints
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to move neighborhoods to achieve full integration in the city. The index also shows that Asian residents are somewhat concentrated in certain neighborhoods. The index rating for Asian (33.2) and Hispanic/Latino (15.6) residents is lower than Sutter County (46.3 and 34.6 respectively), indicating that residents of these groups are less concentrated than the county. However, because Live Oak has a small sample size of residents, these estimations have a higher margin of error and may not be representative of the magnitude of segregation within the city. 98 Chapter 3 Housing Constraints
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Figure 3-3
Racial Predominance in Live Oak 2010
Source: HCD AFFH Data Resources and Mapping Tool, U.S. Census American Community Survey 2010. 99 City of Live Oak
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Figure 3-4
Racial Demographics in Live Oak 2010
Source: HCD AFFH Data Resources and Mapping Tool, U.S. Census 2010. 100
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Figure 3-5
Racial Demographics in Live Oak 2018
Source: HCD AFFH Data Resources and Mapping Tool, U.S. Census, 2018 ACS. 101
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Table 3-10
Dissimilarity Index 2019
Non-Hispanic
White
Hispanic/
Latino Black Asian Other*
City of Live Oak
Total Population 4,059 5,039 182 618 331
Index Score - 15.6 52.5 33.2 9.5
Rating - Low Moderate Low Low
Sutter County
Total Population 44,412 29,748 1,684 14,914 5,351
Index Score - 34.6 48.8 46.3 28.2
Rating - Moderate Moderate Moderate Low
Source: U.S. Census, 2019 ACS, Table B03002.
* “Other” represents American Indian and Alaska Native, Native Hawaiian and Other Pacific Islander, Some Other Race Alone, and Two or more Races.
Disability Status
The U.S. Census Bureau defines a disability as having difficulty with one or more of the following: hearing, vision, self-care, independent living, and cognitive or ambulatory function. Between 2015 and 2019, there were 1,226 residents in Live Oak with a disability, which equates to 14 percent of the total non-institutionalized population in the city. This is slightly higher in proportion to Sutter County (13.6 percent) and four percentage points higher than the overall proportion of disabled residents in California (10.6 percent). There is no known concentration of residents with a disability within the city, nor any known concentration of residential care facilities or group homes. There is no hospital in the city and smaller medical clinics are centrally located in the city, so there is no known disparity in medical care access across populations within the city.
Live Oak has multiple resources and organizations set up for seniors or persons with disabilities. Though not all seniors have disabilities and not all people with disabilities are seniors, resources for seniors can also include resources that address disability-related needs. Resources for these groups include but are not limited to:
• River Valley Care Center, skilled nursing facility
• Butte View Estates for income-eligible seniors or disabled persons • Live Oak Senior Mobile Home Park
• Habitat for Humanity Oak Haven, for low-income and disabled individuals 102
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Familial Status
The FHA bans discrimination based “familial status”, which refers to the presence of at least one child under the age of 18. Housing discrimination based on familial status can occur when a landlord, property manager, real estate agent, or property owner treats someone or a group of people differently because they have a family with children under the age of 18. This assessment examines the spatial distribution of households by familial status to determine the potential of familial status discrimination in the city of Live Oak. Figure 3-6 displays the percent of children in married couple households in the city.
Married Couple Families
In 2019, about 51 percent of all households in the city were married-couple families, which is slightly lower than the 52.9 percent estimated countywide, and slightly higher than the statewide average of 49.8 percent. Of the approximately 2,500 households in the city, 20.1 percent are married-couple households with children under 18 years of age, compared to a countywide average of 22.9 percent and statewide average of 21.5 percent. As shown in Figure 3-6, the area with the highest percentage of children in married-couple households (60 to 80 percent) is south of Pennington Road and west of SR 99, while the rest of the city has slightly lower percentages (40 to 60 percent).
Female Headed Households, No Spouse Present
Between 2015-2019, 39 percent of households with children were female-headed with no spouse present, which is nearly double the countywide average of 23 percent and the statewide average of 20 percent. As of the 2017-2021 ACS, there was a higher rate of children living in female-headed households on the city’s north and east sides (33.8 percent) compared to the southwest side (11.9 percent). Rates on the north and east sides are similar to those in parts of Yuba City and Marysville, while rates on the southwest side are more similar to other areas of Yuba City and the county’s unincorporated areas.
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Figure 3-6
Percent of Children in Married-Couple Households in Live Oak 2015-2019 Source: HCD AFFH Data Resources and Mapping Tool, U.S. Census 2015-2019 ACS 5-Year Estimates. 104
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Income
According to the 2015-2019 ACS, Live Oak had a median household income ($54,792) that was slightly lower than Yuba City ($56,816), and Sutter County ($59,050). Figure 3-7 shows the geographic distribution of median household incomes in Live Oak. All areas of the city have median household incomes less than the 2020 State Median Income ($87,100). Households with higher median incomes (greater than $65,000) mostly live west of Larkin Road, while households with lower median incomes (lower than $40,000) mostly live in the areas east of SR 99. The South-Central part of the city west of Broadway, south of Pennington Road, and east of Dee Ree Road has a moderate median income (between $40,000 and $65,000).
Figure 3-8 further displays this information by showing the percentage of low to moderate income residents by block groups. As displayed in the map, similar to the distribution of median income, block groups with the highest percentages (50 to 75 percent) of low and moderate income residents are generally located in the areas east of SR 99, as well as in the southcentral part of the city. The block group with the lowest percentage (25 to 50 percent) of low to moderate income residents, or residents with higher incomes, is located in the southwestern part of the city south of Pennington Road.
105
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Figure 3-7
Median Income in Live Oak 2015-2019
Source: HCD AFFH Data Resources and Mapping Tool, U.S. Census 2015-2019 ACS 5-Year Estimates. 106
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Figure 3-8
Low to Moderate Income Populations in Live Oak 2015-2019 Source: HCD AFFH Data Resources and Mapping Tool, U.S. Census 2015-2019 ACS 5-Year Estimates. 107
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Poverty levels in Live Oak are higher than surrounding areas and the state. As of 2019, the poverty rate in Live Oak (19.9 percent) was higher than in Sutter County (15.5 percent) and the statewide average (13.4 percent). As shown in Table 3-11, the share of total population in poverty among racial and ethnic groups in Live Oak closely aligns with the overall population distribution of the city. Residents who identified as non- Hispanic White (36 percent) and Hispanic/Latino (38 percent) make up the majority of the population in poverty, which is similar to each group’s share of the total population of the city (37 percent each). These two groups make up over two-thirds of the total population in poverty, which is representative of their share of the total population of Sutter County in poverty (70 percent). However, the share of Hispanic/Latino residents in poverty in the county (46 percent) is higher than in Live Oak (38 percent). The data shows that residents who identified as Native Hawaiian or Pacific Islander or Two or more races had disproportionately high poverty rates (75 percent and 30 percent respectively) compared to the citywide rate and the county rates for each group (16 percent and 19 percent). However, it is important to note that estimations for some racial and ethnic groups may not be representative of actual conditions because of small sample sizes and a higher margin of error. As an example, residents identifying as Native Hawaiian and Other Pacific Islander have the highest poverty rates at 75 percent, but only account for 0.1 percent of the total population and 0.4 percent of the total population in poverty. Overall, Live Oak’s patterns of poverty do not match trends in the rest of the state in which people of color often experience poverty at higher rates.
Table 3-11
Poverty by Race/Ethnicity in Live Oak 2015-2019
Below Poverty Line Total Population
Number Poverty
Rate
Share of
Total
Population
in Poverty
Number Percent
White (non-Hispanic) 620 19.4% 36.3% 3,193 37.3%
Black 17 9.1% 1.0% 186 2.2%
Asian 38 7.1% 2.2% 539 6.3%
Native Hawaiian and Other
Pacific Islander 6 75.0% 0.4% 8 0.1%
American Indian and
Alaskan Native 12 17.6% 0.7% 68 0.8%
Some Other Race 152 22.3% 8.9% 681 8.0%
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Table 3-11
Poverty by Race/Ethnicity in Live Oak 2015-2019
Below Poverty Line Total Population
Number Poverty
Rate
Share of
Total
Population
in Poverty
Number Percent
Two or More Races 220 30.3% 12.9% 725 8.5%
Hispanic or Latino 641 20.3% 37.6% 3,153 36.9%
Total 1,706 19.9% 100.0% 8,553 100.0%
Source: U.S. Census, 2015-2019 ACS 5-Year Estimates, Table S1701.
Concentration Areas by Race, Ethnicity, and Income
Racially/Ethnically Concentrated Areas of Poverty
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) are neighborhoods in which there are both racial concentrations and high poverty rates. HUD defines R/ECAPs as census tracts with:
• A non-White population of 50 percent or more (majority-minority) or, for non- urban areas, 20 percent, AND a poverty rate of 40 percent or more; or
• A non-White population of 50 percent or more (majority-minority) and the poverty rate is three times the average poverty rate for the county, whichever is lower.
Households within R/ECAP tracts frequently represent the most disadvantaged households within a community and often face a multitude of housing challenges.
R/ECAPs are meant to identify where residents may have historically faced discrimination and continue to be challenged by limited economic opportunity.
While there are no R/ECAPs in the City of Live Oak, the area with the highest concentration of poverty (21 percent) also has the highest concentration of nonWhite residents (76 percent), located in the south-central part of the city west of Broadway, south of Pennington Road, and east of Dee Ree Road. Additionally, there are R/ECAPs near Live Oak in Yuba City (see Figure 3-9).
Racially/Ethnically Concentrated Areas of Affluence
Conversely, affluence is most generally defined as an abundance of wealth or money. A spatial analysis of affluence by race or ethnicity can be used to determine a Racially or Ethnically Concentrated Area of Affluence (RCAA). RCAAs are defined by HCD as census tracts with both a median income that is at least 1.5 110
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times higher than the median income for the Council of Governments (COG) area and a population where the percentage of the total white population is at least 1.25 times higher than the COG average. There are no RCAAs within Live Oak as of the HCD analysis based on 2018-2022 American Community Survey data. There are no RCAAs in the region; however, there are places that are closer to RCAAs such as nearby Yuba City, which has areas with higher concentrations of White non-Hispanic households (65 percent) and higher median incomes ($66,563).
Concentrations of Subsidized Housing
The city has seven subsidized housing developments located in the center and south sides of the city. Three developments are located in the south side of the city and four developments are located in the central areas of the city. While these developments are focused in these general areas, they are not located adjacent to each other. Two of the seven developments are located on the same street (Maple Park).To monitor potential concentration of assisted units, the city has included program 2.
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Figure 3-9
Racially/Ethnically Concentrated Areas of Poverty in Yuba Sutter Region Source: HCD AFFH Data Resources and Mapping Tool; HUD AFFH Tool 2013. 112
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Access to Opportunity
Across the country, affordable housing has been disproportionately developed in communities of color with high poverty rates, thereby reinforcing the concentration of poverty and racial segregation in low opportunity and low resource areas. HUD and HCD, in coordination with the California Tax Credit Allocation Committee (TCAC), has developed “opportunity indices” to analyze access to opportunity. Access to opportunity is measured in the TCAC/HCD maps by access to positive economic, educational, and health outcomes. For the purpose of this assessment, the TCAC Opportunity Areas are used to analyze access to opportunity in Live Oak, in conjunction with ACS data on job proximity and HUD data on transportation costs.
TCAC/HCD Opportunity Areas
The TCAC/HCD maps display the areas that offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health (or highest resource area) along with areas of high segregation and poverty and lower resource areas that have fewer of these opportunities. In order to equitably assess indicators across California, these maps compare data for Sutter County to nearby Yuba, Shasta, and Butte counties as well as other rural areas of the state. The primary function of TCAC is to oversee the Low-Income Housing Tax Credit (LIHTC) Program, which provides funding to developers of affordable rental housing.
As shown in Figure 3-10, the areas of Live Oak generally west of SR 99 and Larkin Road are considered high and highest resources areas as of the 2021 analysis.
Specifically, the block group in the southwestern part of the city south of Pennington Road is considered a highest resource area. High and highest resource areas are areas with high index scores for a variety of educational, environmental, and economic indicators. Some of these indicators include high levels of employment and close proximity to jobs, access to effective educational opportunities for both children and adults, low concentration of poverty, and low levels of environmental pollutants, among others. In comparison to other incorporated cities in the Sutter and Yuba counties region, Live Oak has a greater proportion of high and highest resource areas.
The area of Live Oak generally east of SR 99 and Larkin Road is considered a moderate resource area as of the 2021 analysis. These areas have access to many of the same resources as the high and highest resource areas, but they may have longer commuting times to places of employment, lower median home values, fewer educational opportunities, or other factors that lower their indexes for 113
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economic, environmental, and educational indicators. There are no block groups within the city considered low resource areas, which TCAC/HCD maps define as areaswhere there are fewer opportunitiesto access jobs, education, and lower home values in addition to other economic, environmental, and educational indicators. 114
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Figure 3-10
TCAC/HCD Opportunity Areas – Composite
Source: HCD AFFH Data Resources and Mapping Tool, TCAC and HCD Opportunity Areas 2020. 115
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Educational Opportunity
TCAC/HCD maps measured educational opportunity using indicators for math proficiency, reading proficiency, high school graduation rates, and student poverty rate. All areas of Live Oak have the highest TCAC/HCD education scores (greater than 0.75), which means that children receive more positive educational outcomes and have greater access to proficient schools in comparison to other rural areas of California (see Figure 3-11). Despite the above average poverty levels and the low median household income in the city, children in Live Oak have access to high educational opportunities. In comparison to other incorporated cities in the nearby region, Live Oak has higher TCAC/HCD education scores than Yuba City, Marysville, and Wheatland.
Live Oak Unified School District has two elementary schools, one middle school, and one traditional high school, plus a continuation high school program. There are no charter schools or private schools within the city.
Luther Elementary is located centrally within Live Oak. As of 2024, students scored 9.7 above the state standard in English Language Arts and 3.7 points above the state standard in Mathematics. Many schools in rural north state communities have standardized testing scores below the state standard. In this school, 82.1 percent of students are socioeconomically disadvantaged and over a quarter are English language learners (26.4 percent). The school has a chronic absenteeism rate of 15 percent. In contrast, Encinal Elementary serves grades K-8 and is located in the unincorporated area south of Live Oak. As of 2024, students in this school scored 18.7 points above the state standard in English Language Arts and
8.4 points below standard in Mathematics. Just over half of the students are socioeconomically disadvantaged and only 4.4 percent of students are English language learners. The rate of chronic absenteeism is 7 percent. This indicates that students living in the city of Live Oak who attend Luther Elementary have at least equal access to quality educational opportunities as students in nearby schools. In 2024, Live Oak Middle School was recognized in the California Distinguished Schools program. In 2025, Encinal Elementary was given a California Distinguished Schools award. Students at Live Oak High School scored 5 points above the state standard in English Language Arts, but 90.1 points below the standard in Mathematics. The school has a high graduation rate at 99.3 percent.
Because Live Oak’s schools all have positive outcomes in comparison to State standards and trends in rural north state communities, no areas of the community are considered to be at a disadvantage with regard to education access. 116
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The California State Preschool Program (CSPP) is also available in Live Oak to children between the ages of two years nine months through five years old at the Live Oak Child Care Center. The program also offers a part-day pre-school and pre-kindergarten class and childcare for elementary-aged children before and after school. The Center is located on the far east side of the city. A Head Start program is also available near the south side of the city.
Economic Opportunity
TCAC/HCD maps measured economic opportunity using indicators for poverty, adult education, employment, job proximity, and median home value. Based on the TCAC/HCD maps, Live Oak is considered an area of low economic opportunity. The community is a bedroom community for Yuba City. Major employers include the Live Oak Unified School District and the City of Live Oak.
Figure 3-12 shows that the majority of the city has the lowest economic opportunity scores (less than 0.25), indicating that there are less positive economic outcomes. However, the southwestern part of the city south of Pennington Road has a slightly higher economic opportunity score (0.25 to 0.5), but still indicates less positive economic outcomes. Overall, this economic distribution correlates with the previously described income findings in which the southcentral and eastern areas of the city had lower median household incomes and higher percentages of low and moderate income households. In comparison to other incorporated cities in the nearby region, Live Oak has lower economic scores than Yuba City, Marysville, and Wheatland.
Sutter County has a Career Training Center located in Yuba City that offers programs in Medical Assisting and Cosmetology. No career training programs are located in Live Oak. Other job training programs in the region include Yuba College Extension, Quality Education Services, CAL Regional Marysville, Sutter County Adult Education, University of California Cooperative Extension, US Realty Training, and Yuba County Career Prep Charter School. The Yuba-Sutter Economic Development Corporation provides business plan development assistance, small business loans, and other business development services to businesses in Yuba and Sutter Counties.
Proximity to Jobs
The 2014-2017 HUD jobs proximity index quantifies the accessibility of a given neighborhood to all jobs within a core-based statistical area (CBSA). CBSAs tend to be larger in size and do not follow city boundaries. CBSAs are anchored by at least one urban center with a population of at least 10,000 along with adjacent counties that are socioeconomically tied to the urban center by commuting. In this 117
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case, the CBSA encompasses all of Sutter County and Yuba County. Accessibility to jobs is measured by distance “as the crow flies” to employment centers and does not integrate transportation and commuter data. Moreover, this index positively weighs larger employment centers as opposed to small, neighborhood commercials centers, and it inversely weighs the labor supply or competition in a location.
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Figure 3-11
TCAC/HCD Opportunity Areas - Education Score
Source: HCD AFFH Data Resources and Mapping Tool, 2020. 119
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Figure 3-12
TCAC/HCD Opportunity Areas - Economic Score
Source: HCD AFFH Data Resources and Mapping Tool, 2020. 120
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Overall Live Oak has low job proximity index scores, with the southcentral and eastern parts of the city having a jobs proximity index of below 20, meaning that those residents have the furthest proximity to job opportunities (see Figure 3-13).
Although the two westernmost block groups have a slightly higher jobs proximity index of between 20 and 40, residents in these areas still have longer than average commutes to job opportunities. According to the 2015-2019 ACS, approximately 15 percent of working Live Oak residents commute less than 10 minutes to their workplace, while
18 percent commute more than 45 minutes to their workplace. Overall, this distribution correlates with the previously described economic opportunity findings in which most areas of Live Oak had the lowest economic opportunity scores. However, it is important to note that this score does not consider job opportunities from Live Oak’s surrounding agricultural areas. In comparison to other incorporated cities in the nearby region, Live Oak has lower jobs proximity index scores than Yuba City and Marysville, but similar jobs proximity index scores to Wheatland.
According to the OnTheMap data viewer published by the US Census, as of 2022 the largest share of workers in Live Oak travel to Yuba City to work, approximately
16.9 percent. Another 6.7 percent work within Live Oak and 5.3 percent work in Sacramento. Smaller shares of the workforce travel to Marysville, Gridley, Oroville, Roseville, Chico or cities further away from Live Oak.
The City is an active member in the Yuba Sutter Chamber of Commerce and the Yuba-Sutter Economic Development Corporation. These groups are actively advocating in partnership with the City to provide different programs, events, and grants that provide support for local business.
Transportation and Infrastructure
HUD developed the Low Transportation Cost Index to estimate the percentage of income that residents use to pay for transportation. The index is measured at the census tract scale and the higher an area’s index score, the lower the cost of transportation. Scores can be influenced by factors such as access to public transportation, housing density, and proximity of employment centers and other services. Live Oak has an average index score of 22, meaning it has lower transportation costs than 22 percent of the nation. In comparison, Live Oak has higher transportation costs than the statewide average of 66 and Sutter County average of 29. As shown in Figure 3-14, the southwest portion of Live Oak, west of SR 99 and south of Pennington Road, falls in the lowest range of index scores (0 to 20), while the rest of the city falls within a slightly higher range of index scores 121
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(20 to 40). However, the actual scores for these areas are very close, as the southwest portion’s index score is 19 and the rest of the city’s score is 22.
Transportation cost scores could be much lower in Live Oak and Sutter County because of its remote location and because overall distance to services, employment centers, and public transportation are greater. The estimations for Live Oak also include the rural areas to the south and southwest of Live Oak, which could be negatively impacting the index score for the city.
Live Oak is serviced by Yuba-Sutter Transit, which offers one combined fixed route and demand response service. The route has six stops in Live Oak and advanced reservations can be made for pick-up anywhere within one-quarter mile of the route. The service has limited availability, as it offers two Live Oak-bound buses per day, one in the morning and one in the afternoon, and two Yuba Citybound buses, one in the afternoon and one in the early evening. This route operates only on weekdays and provides the only connection to Yuba City.
Accessing other areas in the region requires transferring at the Yuba City transit center. Dial-a-Ride service is also available through Yuba-Sutter Transit. YubaSutter Transit will also be transferring to an app-based micro-mobility system within one to two years. Though there are few opportunities to access transit in the city, there is not a known disparity in access between different neighborhoods in the community.
As a small and relatively compact jurisdiction, the City has number of parks.
Memorial Park is located in the center of the city next to the city’s community center and skate park. Pennington Ranch Park is another large park with play infrastructure and is located on the southwest side of the city. Date Street Park is smaller but also has play infrastructure and is located in the central area of the city.
Oak Tree Park is located near City Hall on the east side of the city and has play structures. The City also has soccer fields on the south side of the city. There are parks distributed throughout the city. Though the parks are different sizes and have slightly different recreation spaces, the city measures approximately 1.5 miles from east to west and 3 miles from north to south, so no neighborhoods are located far from park space.
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Figure 3-13
Jobs Proximity Index in Live Oak 2014-2017
Source: HCD AFFH Data Resources and Mapping Tool, 2021. 123
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Figure 3-14
Low Transportation Cost Index in Live Oak
Source: HCD AFFH Data Resources and Mapping Tool.
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In December 2024 the Sutter County Children & Families Commission (SCCFC) received a $170,489 grant to implement Safe Routes to School (SRTS) projects throughout the county, which may also support traffic safety work within Live Oak.
Road conditions in the city vary based on location, with newer subdivisions and development that have been built since 2000 generally being in good condition. These subdivisions are located in the west and north portions of the City. The older portions of central and southeast areas of the city have road conditions that are classified as in poor condition. The City’s overall road conditions cumulatively are assumed to be near the State’s average condition. New design standards require the implementation of streetlights, and the development of pedestrian and bike infrastructure. Therefore, newer developments (built in the 2000s) have sidewalks and some bike infrastructure. More rural and older portions of the city, on the outer edges, lack streetlights and bike and pedestrian infrastructure due to different design standards having been required when those areas were developed. However, there are bike routes in older areas, but not designated bike lanes. There are no significant differences or major disparities in terms of access and quality of the streets and sidewalks. The recent Regional Safety Action Plan identified gap closures needed and opportunities for other safety improvements. There are also pedestrian safety challenges for students walking to the High School and Middle School. The City will address these needs and opportunities through the Capital Improvement Plan through improved crosswalks and a potential future roundabout and will apply for funding to implement them as opportunities become available.
As identified in the Regional Safety Action plan, there are numerous infrastructure improvement projects currently underway or planned in Live Oak on state and local roadway facilities, including Class I off-street bikeways, the construction and reconstruction of roads with integrated sidewalks and bike lanes. Improvement projects also include streetscape improvements along SR 99 as part of the Highway 99 Streetscape Master Plan’s later phases. Live Oak has adopted several plans, including the Highway 99 Streetscape Master Plan, Bicycle, Pedestrian & Trails Plan and Circulation Element of the Live Oak General Plan. The Highway 99 Streetscape Master Plan is a long-range, multi-phase infrastructure and urban design strategy to transform SR 99 through Live Oak into a safer, more attractive, and multimodal corridor. Major safety improvements made to the Highway 99 corridor between Ramsdell Drive and Ash Street were completed in 2022, as part of the Highway 99 Streetscape Master Plan Phases 1 through 3. The City’s Bicycle, Pedestrian & Trails Plan establishes policies and identifies projects to support a 125
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robust and safe network for people walking and biking. In addition, there are several policies within the Circulation Element that support roadway safety for all users.
Environmental Opportunity
TCAC/HCD maps measured environmental opportunity using the exposure, pollution burden, and environmental effect indicators used in CalEnviroScreen
3.0. CalEnviroScreen 3.0 is a statewide risk assessment tool developed by the California Office of Environmental Health Hazard Assessment, that measures the cumulative impacts of multiple sources of pollution. As shown in Figure 3-15, the entire city of Live Oak has the highest environmental opportunity score (above
0.75), indicating more positive environmental outcomes. Although Live Oak overall has low exposure to most environmental pollutants, it does have relatively high exposure to drinking water contaminants and pesticides, which could be from nearby agricultural fields. In comparison to other incorporated cities in the nearby region, Live Oak generally has higher environmental scores than Yuba City, Marysville, and Wheatland.
The CalEnviroScreen environmental health evaluation tool, developed by the California Office of Environmental Health Hazard Assessment (OEHHA), indexes social and environmental factors to evaluate potential effects of environmental conditions on health outcomes. According to the CalEnviroScreen
4.0 analysis, the southwest side of the city has a higher environmental burden than the north and east sides of the city. Citywide factors of concern identified by the analysis include pesticides, drinking water, and impaired waters. According to the City’s 2024 water quality Consumer Confidence Report, none of the regulated substances tested in water samples were present at levels in violation of state limits, though the level of arsenic was at the maximum contaminant level. Arsenic in water may come from erosion of natural deposits or from runoff from orchards.
In other settings, arsenic can also come from glass and electronics production, though these industries are not present in Live Oak. Though pesticides and drinking water contaminants are regulated by the state rather than the city, the Feather River Air Quality Management District (FRAQMD) provides information about available grants to support agricultural emissions reduction, and the California Department of Food and Agriculture (CDFA) provides grants for projects related to healthy soils, which may reduce pesticide use. Agricultural uses are generally orchards and tend to be located in closer proximity to newer neighborhoods in the city. Though agricultural uses are in close proximity to residential uses, smaller parcel sizes in this area form a natural buffer between homes and more intense agriculture. Therefore, the presence of agriculture in close 126
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proximity is not considered an environmental justice issue in the city. As part of Program 30, the City will coordinate with both agencies to conduct outreach about available grant programs at least once per year.
Disproportionate Housing Needs
Cost Burden
Housing cost burden, also referred to as overpayment, is defined as households paying more than 30 percent of their gross income on housing related expenses, including rent or mortgage payments and utilities. Overpayment for renters is a chronic issue throughout the city and region, including in Live Oak where 63 percent of renters were overpaying for housing between 2015-2019. As shown in Figure 3-16, the southwestern portion of the city has a higher percentage of renters overpaying for housing (60 to 80 percent) than the rest of the city (40 to 60 percent). Although overpayment among homeowners is less prominent, Figure 3- 17 shows that there were still between 20 and 40 percent of homeowners overpaying for housing in Live Oak between 2015-2019. Severe overpayment, defined as paying more than 50 percent of gross income on housing related expenses, affects 11 percent of renters and 7 percent of homeowners in Live Oak.
Similar to statewide trends, more renters are overpaying for housing compared to homeowners. As part of Program 2, the City will continue working with developers of affordable housing for Extremely Low, Very Low, Low, or Moderate income households including special needs groups by identifying potential building sites and processing potential affordable housing projects/application with high importance and priority, and will will continue to conduct proactive outreach and assistance to non-profit service providers and developers, prioritizing funding for housing developments affordable to special needs households and offering financial incentives or regulatory concessions to encourage a variety of housing types.
Additionally, because overpayment among renters is more prevalent than it is among homeowners, some groups are more impacted by cost burden than others.
Specifically, renters in Live Oak are disproportionately represented by Hispanic/Latino and multi- race populations, and these residents are more likely to feel the impacts of cost burden more so than non-Hispanic White residents, who are more likely to be homeowners.
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Figure 3-15
TCAC/HCD Opportunity Areas - Environmental Score
Source: HCD AFFH Data Resources and Mapping Tool, 2020. 128
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Figure 3-16
Overpayment by Renters in Live Oak 2015-2019
Source: HCD AFFH Data Resources and Mapping Tool, 2021. U.S. Census 2015-2019 ACS 5-Year Estimates. 129
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Figure 3-17
Overpayment by Home Owners in Live Oak 2015-2019
Source: HCD AFFH Data Resources and Mapping Tool, 2021. U.S. Census 2015-2019 ACS 5-Year Estimates. 130
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Location Affordability Matrix
Using 2012-2016 ACS data, the Location Affordability Index measures standardized housing and transportation cost estimates in the form of median gross rent index ratings. Figure 3-18 below shows the Location Affordability Index’s median gross rent in Live Oak. Overall, Live Oak is in the lowest category of median gross rents (below
$1,000 per month). Within this category, the southwestern section of the city, south of Pennington Road and west of SR 99 has higher median gross rent ($857) than the northern and eastern parts of the city ($715). These rents are affordable to both moderate-income and lower-income households. In comparison to the region, Live Oak has similar affordability scores to Marysville and Wheatland, but higher affordability scores than Yuba City.
Overcrowding
Overcrowding of residential units, in which there is more than one person per room, can be a potential indicator that households are experiencing economic hardship and are struggling to afford housing. According to the 2015-2019 ACS,
8.3 percent of households were defined as overcrowded in Live Oak, roughly the same as the statewide average of 8.2 percent. However, Figure 3-19 shows that the area of Live Oak south of Pennington Road andwest of SR 99 has an overcrowding rate lower than the state average, at 5.1 percent. In contrast, the area north of Pennington Road and east of SR 99 is above the statewide average with an overcrowding rate of 11.3 percent. In comparison to other incorporated cities in the region, Live Oak has similar overcrowding rates to Wheatland and Yuba City, but higher overcrowding rates than Marysville. Severely overcrowded households, defined as having on average more than 1.5 persons per room, make up two percent of all households in Live Oak, and are only in owner-occupied households. To address the issue of overcrowding, as part of Program 9, the City will encourage the construction of 3- and 4-bedroom units when subsidized affordable multifamily projects are proposed within the city.
Substandard Housing
Live Oak is an aged community in Sutter County and the housing stock is reflective of that. Approximately 4 percent of homes in the city may be dilapidated since they were built prior to 1939 and about 58 percent of the homes in the city were constructed prior to 1989 indicating potential need for repair or rehabilitation.
Substandard housing conditions, in which a housing unit has incomplete kitchen or plumbing facilities, is most likely to affect the senior population, residents with disabilities, and extremely low income households. Though the railroad bisects the 131
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city and homes on the east side are relatively older and proximal to commercial uses, the newer homes on the west side were mostly built in the mid-2000s, so rehabilitation may be needed on the newer homes in the near future. Therefore, there is not a known disparity between sides of the community.
Seniors and residents with disabilities are typically on fixed incomes and may not be able to finance repair costs if they do own their home. According to 2015-2019 ACS data, less than 1 percent of housing units in Live Oak lacked either complete kitchen or plumbing facilities. The city currently has a Home Repair Assistance Program to provide funding to homeowners who lack the resources to make necessary repairs to their home. No residents have utilized this program in the past five years. As part of Program 21, the City will conduct outreach related to the Home Repair Assistance Program in order to encourage residents to apply for the program.
Since 2021 there have been approximately 132 complaints made to the Building and Code Enforcement Department in relation to housing. There is no observed geographic concentration of complaints within the community. 132
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Figure 3-18
Location Affordability Index
Source: HCD AFFH Data Resources and Mapping Tool, 2021. 133
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Figure 3-19
Overcrowded Households in Live Oak 2015-2019
Source: HCD AFFH Data Resources and Mapping Tool, 2021. U.S. Census 2011-2015 ACS 5-Year Estimates. 134
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Displacement Risk
The rising cost of housing is becoming an increasingly important housing security issue in the Greater Sacramento region, especially for renters. Gentrification is the process by which the influx of capital and higher-income residents into workingclass neighborhoods changes the essential character of that neighborhood and displace lower-income residents. Displacement occurs when housing costs or neighborhood conditions force people out and drive rents so high that lowerincome people are excluded from moving in. Sensitive areas contain populations at the neighborhood level that could be particularly susceptible to displacement in the face of exacerbated market-based pressures. According to the UC Berkeley Urban Displacement Project, a census tract was flagged as a sensitive community if it met the following criteria as both vulnerable and experiencing market-based displacement pressure:
1. Proportion of very low-income residents was above 20 percent in 2017
2. The census tract meets two of the following criteria:
a. Share of renters is above 40 percent in 2017;
b. Share of people of color is above 50 percent in 2017; c. Share of very low-income households (50 percent AMI or below) that are also severely rent burdened householdsis above the county median in 2017; or
d. Nearby areas have been experiencing displacement pressures.
According to these metrics, and as shown in Figure 3-20, the areas north of Pennington Road and east of SR 99 are vulnerable to displacement because of the high proportion of households that are renters and low to moderate income. In comparison to other incorporated cities in the region, residents of Live Oak are similarly at-risk to the economic pressures of displacement such as rising rents, property taxes, and home prices as residents of Marysville and Yuba City, but at greater risk of displacement than residents of Wheatland. Though there is limited housing availability, there have been no known recent increased displacement trends from increased rents or disasters. The Paradise Fires affected Chico and Gridley, but not Live Oak.
While displacement is most commonly thought of as the result of gentrification and related economic pressures such as rising rents, property taxes, and home prices, it can also result from sudden or slow-onset natural events forcing people to leave their homes and communities. Natural disasters, especially flooding, are a primary concern for displacement of communities in Sutter County. The county 135
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experienced major flooding 15 times during the 20th Century, and regional flood control infrastructure is crucial in reducing the frequency of flooding events. The county is protected from flooding by over 260 linear miles of levees, however there are approximately 70 miles of the levees that have been improved but still do not meet new, higher federal standards. Failure in one area, such as a levee break, can result in flooding across counties. The City does not have any areas that are within the 100-year floodplain, according to FEMA’s 2024 analysis. Live Oak is not considered to be in a high or very high fire hazard severity area as of the 2024 CalFire analysis.
Sutter County utilizes an emergency notification system called CODE RED, which sends alerts via voice, e-mail, and text during natural disasters. Additionally, Live Oak manages various social media platforms to notify residents. 136
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Figure 3-20
Sensitive Communities in Live Oak 2013-2017
Source: HCD AFFH Data Resources and Mapping Tool, 2021. UC Berkeley Urban Displacement Project, U.S.
Census 2013-2017 ACS 5-Year Estimates.
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Homelessness
As discussed in detail in Chapter 2 of this housing element, the City of Live Oak does not have a significant homeless population, and therefore, detailed data of homeless persons in the City of Live Oak does not exist. As a result, countywide data is used for this analysis. The total number of homeless persons in Sutter and Yuba County has doubled since 2009; therefore, homelessness remains a pressing issue in Sutter County as a whole. In 2019, the County’s CoC point-in-time (PIT) count documented a total of 721 homeless persons, of which 293 persons were identified in Sutter County. Almost one- third, an estimated 237 persons, are considered chronically homeless in Sutter and Yuba Counties in 2019. As of the 2015-2019 ACS, Live Oak represents approximately 9 percent of the County’s total population. Therefore, it could be estimated that 21 homeless persons are located in Live Oak if the distribution is proportionate to overall population.
However, because homeless services are concentrated in Yuba City, it is also estimated that homeless community members in Sutter County are mostly in the Yuba City area. Available services in Yuba City include the Better Way emergency shelter, located at the Sutter-Yuba Behavioral Health Services campus, and seasonal beds provided by Regional Emergency Shelter Team (REST). There is one area in Live Oak where homeless community members are known to congregate, which is the railroad tracks between Kola and Ivy Streets. This is in close proximity to two commercial plazas that include grocery stores as well as a park and community center.
The chronically homeless are those persons who have experienced homelessness for at least a year or have experienced four episodes of homelessness over the last three years. A comparison of point-in-time homeless counts shows a one percent decrease in the number of homeless in the county between 2017 and 2019. Of the 721 homeless, 72 percent were unsheltered. This survey also reported an estimated 236 homeless persons (unsheltered) in Sutter County. Throughout the larger south county region identified in the 2019 Point-In-Time Census, there were 211 persons counted. From the Continuum of Care 2019 report, 251 people were reported to be precariously sheltered, staying in hospitals, jails, hotels, sheltering with friends or family, or couch surfing.
Other Relevant Factors
Rates of Homeownership
Homeownership is a powerful vehicle for counteracting rising housing prices and the effects of gentrification and displacement, especially for lower-income households. Statewide, homeownership rates vary widely by race and ethnicity, and this is also true for Sutter County and Live Oak. Between 2015-2019, Live Oak 138
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had an overall homeownership rate of 57 percent, which is slightly higher to California’s homeownership rate, 54.8 percent in 2019.
Various racial and ethnic groups do not have the same likelihood of owning a home in Live Oak, similar to statewide patterns. As shown in Table 3-12, homeownership rates of residents identifying as non-Hispanic White (69 percent), Asian (77 percent), or some other race (91 percent) are much higher than the citywide average (57 percent). In contrast, residents who identified as Hispanic/Latino have much lower rates of homeownership (43 percent), and residents identifying as multiracial have even lower rates (6 percent). Native Hawaiian and Other Pacific Islander households make up a small proportion of all households in the city (less than 1 percent), with all 8 households in renteroccupied units.
Table 3-12
Housing Tenure by Race/Ethnicity in Live Oak 2015-2019
Owner Occupied Renter Occupied
Total
Occupied
Units
Number Percent of
Total Number Percent ofTotal Number
White non-Hispanic 732 69% 335 31% 1,067
Black 8 24% 25 76% 33
Asian 112 77% 33 23% 145
Native Hawaiian and Other
Pacific Islander 0 0% 8 100% 8
American Indian and
Alaskan Native 17 52% 16 48% 33
Some other Race 138 91% 14 9% 152
Multiracial
(Two or more races) 9 6% 133 94% 142
Hispanic or Latino 379 43% 496 57% 875
Total 1,395 57% 1,060 43% 2,455
Source: U.S. Census, 2015-2019 ACS 5-Year Estimates, Table S2502.
Regional Loan Denial Rates
Nationally, Black and Hispanic/Latino households are more likely than other groups to be denied a home loan and to receive a subprime loan. Subprime mortgages are a type of housing loan most often given to individuals that have weak credit history. They are more expensive because there is a higher predetermined risk of default and carry higher interest rates. A concentration of 139
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subprime mortgages in areas with concentrations of people of color is a potential consequence of historically discriminatory practices, such as redlining. Despite efforts to reform long-standing practices of discrimination in the housing credit system, patterns of inequality still exist. Communities of color disproportionately experience higher rates of loan denial than White non-Hispanic applicants. The Great Recession and housing crisis brought to light the unusually high concentration of non-White residents with subprime mortgages and property foreclosures across the country.
Based on 2017 data from the Home Mortgage Disclosure Act (HMDA), there were 2,649 loan applications filed in Sutter County in 2017 for owner-occupied homes with a rate of loan denial of 18 percent, which is lower than the statewide rate of 21 percent; however, denial rates vary substantially by census tract. The denial rate for the census tracts that include Live Oak was higher than the county at 22 percent, with 58 loans denied out of 259.
Fair Housing Issues, Contributing Factors, and Housing
Programs
Based on the findings from this assessment, there are two main fair housing issues in Live Oak: low access to jobs and economic opportunity relative to the region and housing needs (Table 3-13). Pursuant to Government Code Section 65583 (c)(10)(A)(v), the Housing Element includes several policies and programs to proactively address fair housing issues and replace segregated living patterns with integrated and balanced communities.
Table 3-13
Factors that Contribute to Fair Housing Issues
Assessment of Fair
Housing Identified
Issue
Contributing Factors Meaningful Actions
(A) Low Access to
Jobs and Economic
Opportunity Relative
to the Region
Location of employers
Lack of positive
economic opportunities
available to residents
High Transportation
costs
Coordinate with local and regional
partners to pursue funding for
affordable housing (Programs 1 and 2)
Create opportunities for lowerincome residents in high resource areas (Program 19)
Increase services and amenities to
improve access to opportunity in low
resource areas (Program 19)
Outreach to development community
(Programs 7 and 16)
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Table 3-13
Factors that Contribute to Fair Housing Issues
Assessment of Fair
Housing Identified
Issue
Contributing Factors Meaningful Actions
(B) Housing Needs
Limited affordable and
accessible housing for
individuals who need
supportive services
Substandard housing
and older housing stock
Overcrowding in some
areas of the city.
Establish formal procedures for
providing reasonable accommodations
(Program 19)
Inventory housing stock to survey
housing needing rehabilitation
(Programs 2, 11 and 15)
Encourage the construction of larger
units (Program 9)
(C) Environmental
Concerns
Close proximity to
agricultural land uses.
Coordinate with the Feather River Air
Quality Management District
(FRAQMD) and the California
Department of Food and Agriculture
(CDFA) to conduct outreach about
available grant programs related to air
and water quality as well as pesticide
mitigation at least once per year.
(Program 30)
Source: City of Live Oak, 2021
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Table 3-14
Programs Addressing Fair Housing
Action Area Programs Specific Comments Timeline Geographic Targeting Metrics Housing Mobility
Accessory
Dwelling
Units
Encourage the
development of
ADUs in
appropriate
locations to expand
housing
opportunities for all
income levels and
special needs
groups.
1. Develop ADU informational
materials and ‘as built’ sample
plans to promote the
development of ADUs in the
city.
2. Monitor the production and
affordability of ADUs annually
to ensure the city is developing
ADUs as projected annually.
High priority /
within 18 months of
Housing Element
adoption.
Citywide, target marketing
and outreach efforts in
higher opportunity areas.
Complete ADU
informational materials
and ‘as built’ sample
plans within 2023.
Annually monitor ADUs
permitted at the time of
the Annual Progress
Reports (APRs). Target
20 percent of ADUs in
higher opportunity areas.
Public
Housing and
Rental
Assistance
Support Housing
Choice Voucher
Assistance Program
1. Encourage the Housing Choice
Voucher Assistance Program to
continue to provide housing
choice vouchers and increase
voucher usage in higher
opportunity areas.
Low priority / within
36 months of
Housing Element
adoption.
Increase the number of
voucher assistance
recipients in higher
opportunity areas. Target
education and marketing
efforts throughout the
community with an
emphasis on higher
opportunity areas (for
landlord education
materials) and lowerincome areas such as the
east side of the city and
central areas of the city
(voucher recipient
information)
Increase the number of
low-income recipients in
receiving voucher
assistance in higher
opportunity areas.
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Table 3-14
Programs Addressing Fair Housing
Action Area Programs Specific Comments Timeline Geographic Targeting Metrics New Opportunities in Higher Opportunity Areas
Provide
Housing
Opportunities
in Higher
Opportunity
Areas for all
Members of
the
Community
Provide government
incentives to
promote creative
private and publicsector housing
products,
particularly for
lower income
households and all
special needs
groups.
1. Provide incentives to encourage
development of a range of
creative and affordable housing
types to accommodate homeless
persons, seniors, disabled
persons, and other low and
extremely low-income
populations, such as single room
occupancy dwellings (SROs),
prefabricated housing, tiny
houses, and other emerging
housing products through fee
waivers or deferrals, flexible
development standards,
supporting funding applications,
etc.
2. Work with local developers to
include affordable housing
units in all new housing
developments during the
entitlement process.
3. Develop inclusionary housing
ordinance to increase variety of
affordable housing to provide to
those special needs groups that
Medium priority/
within 24 months of
Housing Element
adoption.
Target creative housing
types throughout the city
with an emphasis on
higher opportunity areas.
Provide affordable
housing throughout the
city with an emphasis on
higher opportunity areas
and areas of concentrated
poverty. Prioritize funding
for infrastructure
improvements in areas of
concentrated poverty.
Creative incentive
packages for creative
housing solutions in FY
23/24. Develop an
inclusionary housing
ordinance and promote
the inclusion of affordable
units in every housing
project in entitlement
beginning in FY 22/23.
Target 30 percent of new
affordable housing in
higher opportunity areas
and 30 percent in areas of
concentrated poverty.
Prioritize funding for
infrastructure
improvements in the most
impacted areas beginning
in FY 23/24.
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Table 3-14
Programs Addressing Fair Housing
Action Area Programs Specific Comments Timeline Geographic Targeting Metrics aren’t being reached right now
according to the AFFH.
4. Prioritizing funding for
infrastructure improvements to
most economically impacted
neighborhoods.
Place-based Strategies for Community Revitalization
Affordable
Mobile
Homes
Conservation
Preserve mobile
homes and
encourage their
maintenance and
improvement as
affordable housing
for special needs
groups.
1. Conservation. Conserve
affordable mobile home housing
stock and help bring such
housing up to code through
periodic outreach and mobile
home loan and improvement
grants funded by CDBG and
other funds, as available.
Medium priority /
within 24 months of
Housing Element
adoption.
Existing mobile home
parks and areas of
concentrated poverty and
higher need.
Work with the Fair
Housing Council to
develop a program for
annual outreach to mobile
home owners, non-profits
and other agencies and
fund three mobile home
improvements per year
beginning in FY 23/24
with CDBG funds.
Substandard
Housing
Conditions
Undertake efforts to
correct disparities in
the provision of
standard housing
conditions due to
the lack of new
housing
affordability, age of
housing stock and
cost of repairs or
1. Allocate CDBG grant for
housing update and
rehabilitation for most aged
housing stock for homes older
than 50 years.
Medium priority/
within 24 months of
Housing Element
adoption.
Areas of concentrated
poverty and higher need.
Allocate CDBG funding
for five houses per year
beginning in FY 23/24.
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Table 3-14
Programs Addressing Fair Housing
Action Area Programs Specific Comments Timeline Geographic Targeting Metrics rehabilitation.
Enforcement
and Outreach
to Reduce
Discrimination
Reduce fair housing
discrimination by
small landlords
resulting from the
lack of local private
fair housing
outreach and
enforcement,
resources for fair
housing agencies
and organizations,
and state or local fair
housing laws to
support strong
enforcement.
1. Allocate CDBG funding to
creating locally hosted
educational workshops on fair
housing to reduce the amount
of discrimination.
2. Provide social media and fact
sheets/resource alternatives to
access fair housing info with
links to the city website.
3. Collaborate with the Fair
Housing Council for continued
tracking of fair housing
enforcement for discrimination
cases.
Medium priority/
within 24 months of
Housing Element
adoption.
Citywide Allocate CDBG funding
for a minimum of an
educational workshop each
year and provide social
media and fact sheets on
fair housing beginning in
FY 23/24.
Improving
Environmental
Conditions
Coordinate with the
Feather River Air
Quality
Management
District (FRAQMD)
and the California
Department of
1. Conduct outreach about
available grant programs
related to air and water quality
as well as pesticide mitigation
at least once per year.
Ongoing/once per
year
Citywide Reach at least 100
households with
information about
available grant programs.
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Table 3-14
Programs Addressing Fair Housing
Action Area Programs Specific Comments Timeline Geographic Targeting Metrics Food and
Agriculture (CDFA)
to conduct outreach
about available grant
programs related to
air and water quality
as well as pesticide
mitigation at least
once per year.
Displacement
Displacement
Risk of Low
Income
Residents Due
to Economic
Pressures
Reduce disparities in
the loss of
affordable units and
encourage the
development of
affordable units to
reduce the
displacement of
residents due to
unaffordable rents,
the concentration of
poverty in some
tracts, and the
availability of
affordable housing.
1. Work with the Fair Housing
Council to continue to provide
access to aid and financial
counseling for residents and
develop an outreach plan for
the neighborhoods with the
greatest concentration of
poverty.
2. Promote development of
affordable units though city
polices and State law on every
housing project in entitlement.
Low priority / within
36 months of
Housing Element
adoption
Target financial aid and
counseling on areas of
concentrated poverty and
higher need.
Promote the development
of affordable units in
higher opportunity areas.
Provide financial aid and
counseling through the
Fair Housing Council to a
minimum five households
per year beginning in FY
24/25; promote the
inclusion of affordable
units on every housing
project in entitlement in
FY 22/23.
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Table 3-14
Programs Addressing Fair Housing
Action Area Programs Specific Comments Timeline Geographic Targeting Metrics Limited
Availability of
Larger Units in
Areas with
Higher Rates
of
Overcrowding.
Encourage the
construction of 3-
and 4-bedroom
units when
subsidized
affordable multifamily projects are
proposed within the
city.
1. The City will review available
funding opportunities to
facilitate the inclusion on an
annual basis and apply as funds
become available in order to
incentivize and facilitate
development of larger housing
units.
2. The City will coordinate with
the Sutter County Housing
Authority to encourage the
inclusion of larger rental units.
3. The City will ensure that
development standards do not
impede the development of
larger uses, including parking,
open space requirements, and
other requirements.
Review development
standards to ensure
the development of
larger units is not
constrained by June
2026 and adopt any
necessary revisions
within three months.
Review available
funding opportunities
on an annual basis.
Target increased
availability of larger
housing units in the area
north of Pennington Road
and east of SR 99.
Facilitate the creation of at
least five affordable
housing units that can
accommodate larger
families during the
planning period,
prioritizing rental units. At
least three of these units
will be located in the area
north of Pennington Road
and east of SR 99. Apply
for funding at least once
during the planning
period.
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Sites Inventory
A primary goal of the assessment is to ensure available sites for lower-income housing are located equitably with fair access to opportunities and resources.
Ensuring that sites for housing, particularly lower income units, are in high resource areas rather than concentrated in areas of high segregation and poverty requires jurisdictions to consider the accessibility of various opportunities including jobs, transportation, good education, and health services when planning for housing.
This section analyzes whether the sites included in the 2021-2029 Housing Element sites inventory improve or exacerbate fair housing conditions and patterns of segregation by comparing the sites inventory to a few of the fair housing indicators identified in this assessment.
Table 3-15
Distribution of Site and Project Capacity to Meet RHNA by Census Tract Census
Tract
(Area)
Characteristics
RHNA
Lower
Income
Moderate
Income
Above
Moderate
Income
Total
507.01
(North and
east sides of
the city)
Lower-income areas east
of Larkin Road,
moderate incomes west
of Larkin Road. Higher
levels of children living
in female-headed
households.
64 33 173 270
507.02
(Southwest
side of the
city)
Moderate incomes in
areas farther from the
center of the city, lower
incomes closer to the city
center.
65 124 47 236
Total 129 157 220 506
Low-income unit capacity in vacant sites and constructed or approved projects is approximately equally divided between tract 507.01 and 507.02. Moderate-income unit capacity is more concentrated in tract 507.02. Incomes across Live Oak are relatively low, with the lowest median household income on the east side of Tract 507.01 and other low-income areas located in the central city area within Tract 507.02. Additionally, Hispanic or Latino residents of any race are the predominant population throughout the community. It is therefore not expected that this even 148
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distribution of low-income unit capacity will create a concentration of poverty or influence segregation within the community.
The majority of above moderate-income unit capacity in vacant sites and constructed or approved projects (78.6 percent of above moderate-income unit capacity) was identified in Tract 507.01, which includes the north and east sides of the city. There are no existing racially concentrated areas of affluence in the city, and this tract includes a lower-income block group. Above moderate-income unit capacity within Tract 507.01 is located both in the northwest area of the city at the Orchard View project, which is within a moderate-income area, and on individual sites in the city’s lowest-income block group. Therefore the development of these sites is not expected to create a concentration of affluence, as neither area is presently affluent.
Energy Conservation Opportunities
Introduction
Greenhouse gas emissions from human activities, such as electricity production, motorized transportation, and livestock production, are contributing to global climate change. The effects of global climate change are potentially drastic and may result in severe flooding, droughts, heat waves, and other weather-related effects that may in turn cause property damage, negatively impact agriculture, and cause a loss of biodiversity. New housing development contributes to greenhouse gas emissions, but wise choices related to site design, building architecture, and materials specification can significantly reduce these emissions. In addition, these increases in efficiency can contribute to reduced housing costs and reduce automobile dependence. Energy efficiency has direct application to affordable housing because if more money is spent on energy, less money is available for rent or mortgage payments. High energy costs have particularly detrimental effects on low-income households that do not have enough income or cash reserves to absorb cost increases and must choose between basic needs such as shelter, food, and energy. State housing element law requires an analysis of the opportunities for energy conservation in residential development. This section describes opportunities for conserving energy in existing homes as well as in new residential construction. The factors affecting energy use, conservation programs currently available in Live Oak, and examples of effective programs used by other jurisdictions are discussed.
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Factors Affecting Energy Use
The factors that affect residential energy use must be understood in order to identify opportunities for conservation. One such factor is the size of the population. At any given time, the larger the population, the more electricity is consumed. But over time, new conservation mandates and technological advances decrease the per capita consumption of energy. This means that the total energy use increases at a slower rate than population. A greater density of development can offer the economies of scale, which increase efficiencies in energy systems, as well as the need for water and sewer infrastructure. Land use planning and zoning practices can help to conserve energy. For example, if the General Plan and zoning ordinance encourage residential subdivision in a relatively isolated area, far from commercial facilities such as grocery stores, residents must travel longer distances to take care of their daily shopping and service needs. Keeping housing and jobs in balance and near each other helps to reduce energy use for commuting. Longer trips usually necessitate using an automobile rather than walking or cycling.
Changing the land use pattern can also change energy use patterns.
In addition to the effects of land use patterns on energy use patterns, the price of energy itself often plays a role in its consumption. The price of energy has a significant effect; the more expensive it becomes; the more incentive people have to conserve. Pricing energy at higher levels encourages alternative consumption patterns in the community.
Residential water heating and heating/cooling are major sources of energy consumption. With the application of energy-efficient design and the use of solar power systems, home heating and cooling can be operated on a more efficient and sustainable level. Encouraging energy-efficient building design and green energy systems through incentives and other measures contributes to reduced energy consumption across the community at large.
The local climate has a large effect on residential energy use. In general, summers temperatures in Live Oak average approximately 95 degrees, and while winter temperatures average 68 degrees. Prolonged periods of cold weather cause increased energy use for space and water heating. Conversely, prolonged periods of hot weather cause increased energy use for space cooling. This situation is particularly true if homes are not well insulated. Landscaping can mitigate this effect. For example, deciduous trees near a home can shade it from sun in the summer and allow the sun’s rays to reach it in the winter. 150
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The efficiency of household appliances also affects energy use. Older appliances may not operate as efficiently as when they were new, and many older appliances were built when energy conservation was not considered important. Significant energy-efficient design advances have been made in refrigerators, stoves, and furnaces.
Existing Conservation Programs
The following energy conservation programs are implemented in Live Oak:
The California Building Standards Code (specifically Title 24) requires that all new residential development comply with several energy conservation standards. The standards require ceiling, wall, and concrete slab insulation, vapor barriers, weather-stripping on doors and windows, closeable doors on fireplaces, no continuous burning gas pilot lights, insulated heating and cooling ducts, water heater insulation blankets, swimming pool covers and timers, certified energyefficient appliances, etc. All new construction in Live Oak must comply with Title
24. Updates to the standards are issued every three years. The next update will take effect January 1, 2020.
SACOG adopted the 2035 Sustainable Communities Strategy (SCS) in April 19, 2012. The SCS is a plan to meet the region’s greenhouse gas emissions reduction target, while taking into account regional housing needs, transportation demands, and protection of resource and farm lands based on the best forecast of likely land use patterns across all 28 local jurisdictions.
The SCS is similar to SACOG’s Blueprint, which implements smart growth principles, such as compact and mixed-use development, to shorten commute times, reduce traffic congestion, lessen dependence on automobiles, improve air quality, and provide for housing choices more aligned with the changing demographics.
Live Oak’s Housing Element (and the rest of the General Plan) promotes the principles of access to multi- modal travel, placing services closer to lower- income and special needs populations. The General Plan’s land use diagram and land use policies link jobs to housing, with the aim of reducing transportation costs and VMT.
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The City of Live Oak General Plan includes goals and policies in several elements which support energy conservation and reduction of GHG emissions. Goals and policies address issues such as:
• Promoting mixed-use development and multi-modal transportation systems that promote walking, bicycling, and transit use (and therefore decrease energy use);
• Facilitating infill development, which can have lower construction- and operation-related energy use;
• Energy conservation/efficiency incentives and education; • Public outreach on reduced energy consumption, using alternative or renewable energy sources, green building practices, recycling, and responsible purchasing;
• Incentives for renewable sources of energy;
• Encouraging shade trees on south and west sides of new or renovated buildings, and shading parking lots;
• Coordinating public facilities with transitservices;
• Encouraging passive solar design;
• Encouraging cogeneration facilities;
• Encouraging adaptive reuse of historic structures;
• Usingenergy-efficienttechnology, construction practices, and constructionmaterials;
• Using energy efficient materials and methods in City operations and buildings;
• Encouraging renewable energy generation in large commercial and industrial buildings and in city-owned buildings;
• Investigating solar hot water systems to heat the municipal swimming pool; and,
• Reducing water use through low-water landscaping and irrigation.
PG&E offers a variety of energy conservation services for residents and provides several other energy assistance programs for lower-income households. These programs include the Low Income Home Energy Assistance Program (LIHEAP) and the Energy Savings Assistance Program. LIHEAP is a federally subisdized program that helps provides one-time financial assistance to low- income residents 152
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struggling to pay their energy bills and provides home weatherization services that helps residents to lower their energy costs The Energy Savings Assistance Program provides home energy assessments for low- income Californians and provides energy updates, such as refrigerator or furnace repaclacements, energy-efficient lightbulbs, caulking, or low-flow showerheads. PG&E also offers rebates for energy-efficient home appliances (such as heating and cooling equipment or appliances) and remodeling for customers at all income levels and housing types.
Infrastructure and Environmental Constraints
Land available for development, if constrained by environmental conditions or in need of infrastructure improvements, may not be appropriate for the development of housing if these issues cannot be addressed within the timeframe covered by the housing element. Housing sites must have adequate water and sewer services, and have appropriate site access improvements.
Environmental conditions can also pose constraints on development. Factors including proximity to earthquake fault zones, flood zones, and contaminated soils, among others, can limit areas where housing is appropriate.
The following discussion examines the environmental and infrastructure constraints present in the city, and the means by which these constraints are mitigated.
Water Supply
Live Oak provides water to city users from groundwater supplies with a system consisting of groundwater wells, treatment systems, a 1.4 million gallon (MG) water storage tank, a booster pump station, and a water distribution system. The city’s drinking water system is in compliance with State and federal drinking water regulations. The system has a maximum pumping capacity of 4.01 million gallons per day. The existing system has surplus water supply of 2.85 million gallons per day, relative to annual average demand of 1.16 million gallons per day. Singlefamily residential development has been conservatively estimated to demand roughly 500 gallons per day of water. Medium-density residential development (smaller lot sizes, roughly 8 to 15 units per gross acre) generates roughly 400 gallons per day per unit, while higher-density residential development generates a demand of roughly 300 gallons per day per unit. The city has remaining capacity to serve between 5,700 and 9,500 residential units.
This capacity is more than enough to serve buildout of the existing city, including the city’s share of regional housing needs.
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Wastewater
The City of Live Oak provides wastewater collection and treatment service for residents and businesses located within the city. The system includes approximately 131,000 lineal feet (24.9 miles) of gravity and pressure pipewithin the collection system. The first infrastructure, approximately 30 percent of the current system, was constructed in 1952. Pipe materials include vitrified clay, asbestos cement, PVC, and ductile iron pipe. Pipe sizes range from 4-inch to 21-inch diameter. The system experiences excessive inflow and infiltration (I/I) and at least some parts of the collection system are known to be in poor condition. Relining and pipe replacement are necessary for at least some of the system pipelines to correct the issues with I/I.
The Live Oak Wastewater Treatment Plant has a capacity of 1.4 million gallons/day (MGD) average dry weather flow. It provides secondary treatment of raw wastewater through a series of aerated ponds and lagoons, discharging disinfected effluent to an irrigation drain (Reclamation District 777 Lateral Drain Number 1). Current wastewater flows average 0.70 MGD, or approximately 100 gallons per day (gpd) per capita. The city assumes a per unit flow generation rate of 250 gallons per day, which is roughly equivalent to the per-capita existing flow generation rate. Using this flow generation rate, a total of 1,200 future additional housing units can be accommodated at the wastewater treatment plant. The city’s 2009 Wastewater Master Plan identifies the existing capacity in the wastewater system and illustrates the number of equivalent development units (EDUs) that could be accommodated as infill development in different parts of the city. EDUs are roughly equivalent to a single-family residence and are used to show capacity for single family residential uses as well as multifamily and non-residential development. The existing capacity illustrated in the Master Plan is sufficient accommodate both the number and location of units identified on the land inventory – capacity for 439 EDUs is shown in the northwest corner of the city (the site of most moderate- and above-moderate sites) and capacities on the individual parcels identified for moderate, low, very low, and extremely lowincome units also have EDU capacities in excess of the number of units identified for each site in the land inventory. The city has identified additional system improvements that are needed to accommodate future growth outside of existing city limits in the Sphere of Influence Area and has established wastewater fees to fund these improvements.
The Wastewater Treatment Plant was updated and expanded to accommodate future growth in 2012. And as soon as the City receives funding secured from the California Water Control Resources Board, construction of the new Wastewater 154
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Treatment Plant Solar Array will begin. The updated plant was designed for connection to solar to provide power for plant operations.
Road Improvements
Pennington Road is the main east/west arterial for the City of Live Oak, intersected by SR 99 and Live Oak Blvd. The Pennington Road West Project, a reconstruction of the road from SR 99 west to Connecticut Avenue, was completed in 2023. The Pennington Road East Project, from the high school east to the city boundary, was completed in 2024. The funding sources were SACOG and CDBG.
Environmental Constraints
The Background Report prepared for the City’s General Plan Update in 2006 did not identify any major environmental constraints that could prevent housing development in Live Oak. There is a small portion of the city in the area bound by Juniper Street, Larkin Road, Pennington Road, L Street, ArcherAvenue, SR 99, and the Union Pacific Railroad right-of-way, which is designated as being in flood hazard zone A (100-year floodplain), along Live Oak Slough. This portion of the city is largely developed already, and none of the parcels identified in the land inventory is in this area. The city is currently in the process of removing the Zone A designation for this area through issuance of a Letter of Map Revision issued by FEMA based on recent State flood mapping. The rest of the city is located outside of flood hazard areas.
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Chapter 4
Housing Resources
This chapter addresses the resources
available for the development,
improvement, and preservation of
housing in Live Oak. This includes:
• An evaluation of Live Oak’s
Regional Housing Needs
Allocation.
• A sites inventory and analysis,
which is an inventory of land
suitable for residential
development.
• A summary of potential infrastructure and environmental constraints to residential development.
• An overview of financial and administrative means for developing and implementing city housing programs.
A. Regional Housing Needs Allocation
California law requires the California Department of Housing and Community Development (HCD) to project statewide housing needs and allocate the need to each region in the state. After consulting with the Sacramento Area Council of Governments (SACOG), HCD provides the regional need to SACOG, which then distributes the Regional Housing Needs Allocation (RHNA) to the six-counties and 22 cities within the Sacramento Region, SACOG
allocates housing production goals for the counties and cities based on their share of the region’s population and employment growth. The projected housing needs in the RHNA are categorized by income based on the standards of very low-, low- , moderate-, and above moderate-income households established by the US Department of Housing and Urban Development (HUD) (California Health and 156
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Safety Code Section 50079.5). The following sections describe the RHNA for the current 2021–2029 (sixth) RHNA cycle.
2021–2029 Regional Housing Needs Allocation
The RHNA timeframe for the 6th cycle is May 15, 2021 to October 31, 2029. The city’s RHNA for the 2021–2029 projection period (412 units) is shown in Table 4-1.
Table 4- 1
Regional Housing Needs Allocation Progress 2021-2029
Income Category Allocation (Units)
Extremely Low 36
Very Low 37
Low 44
Moderate 87
Above Moderate 208
Total 412
Source: SACOG, 2021
B. Constructed Units and Pending Projects
Since the start of the planning period (May 15, 2021) the City has issued 77 building permits for single family homes and one project, Kristin Court Apartments III was constructed in April 2023. This project was funded with Low Income Housing Tax Credits and consists of 32 units affordable to households making between 30 and 60 percent of the area median income. Additionally, an extension was granted for a tentative subdivision map for 172 units of housing in Phase I and Phase II of the Orchard View subdivision. These homes are assumed to be affordable to above moderate-income households. As of October 2025, the developers are designing improvement plans for Phase I. The City is coordinating to reduce Development Impact Fees beginning Jan. 1, 2026, to help incentivize more affordable development.
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C.Sites Inventory and Analysis
Local governments can employ a variety of development strategies to meet their RHNA housing production goals, as established in California Government Cod Section 65583(c)(1)). In addition to identifying vacant or underutilized land resources, local governments can address a portion of their adequate sites requirement through the provision of ADUs. This section summarizes units permitted, the vacant land inventory, and ADU potential.
Vacant Land Inventory
State law governing the preparation of housing elements emphasizes the importance of an adequate land supply by requiring that each housing element “identify adequate sites… to facilitate and encourage the development of a variety of types of housing for all income levels” (Government Code Section 65583(c)(1)).
If an adequate supply of new housing is to be provided, enough land must be zoned to allow for the construction of a variety of housing at densities that will satisfy the objectives of the housing element. The land must also have access to appropriate public services, such as water, sewer, storm drainage, and roads.
The current vacant land inventory is shown below Table 4-2 and a site map is shown in Figure 4-1.
Realistic Capacity
The City of Live Oak currently allows a maximum density of 25 du/ac in the R-4 zoning district which allows up to three-story construction. The most recent affordable housing project was Phase three of the Kristen Court Apartments Project which was placed into service in 2023. On 1.44 acres, the Kristen Court Apartments project consisted of a total of 32 housing units affordable to households earning 60 percent of less than the area median income. This project developed at 89 percent of the maximum capacity. Looking at this project and accounting for land use controls and site improvements, the City assumed a realistic capacity of 80 percent for R-4 sites. In other zones, the realistic capacity was based on the minimum permitted density in the zone. (see Table 4-2).
Sites Used in Previous Housing Elements
Pursuant to California Government Code Section 65583.2(c), a nonvacant site identified in the previous planning period and a vacant site identified in two or more previous consecutive planning periods cannot be used to accommodate the lower-income RHNA unless the site is subject to an action in the Housing Element that requires rezoning within three years of the beginning of the planning period that will allow residential use by right for housing developments with at least 20 158
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percent units affordable to lower-income households. There are four vacant sites (06-470-035, 06-580-086, 06-173-010, and 06-171-005), denoted in bold, that were identified in previous cycles however, none of those sites are assumed to accommodate the lower income RHNA.
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Table 4-2
Vacant Sites Inventory
Assessor
Parcel
Number
General Plan
Designation Zoning
Min
Density
(units/acre)
Max
Density
(units/acre)
Assumed
units/acre
Parcel
Size
(Acres)
Realistic
Capacity
Existing
Use
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
06-330-009 Higher Density Residential R-4 15 25 20 1.67 33 Vacant 33 06-230-005 Higher Density Residential R-4 15 25 20 3.2 64 Vacant 64 Lower 4.9 97 97
06-213-004 Higher Density Residential R-4 15 25 20 0.08 1 Vacant 1 06-230-006 Higher Density Residential R-4 15 25 20 0.28 5 Vacant 5 06-111-007 Downtown Mixed Use R-3 8 15 8 0.9 7 Vacant 7 06-142-017 Medium-Density Residential R-3 8 15 8 0.2 1 Vacant 1 06-250-034 Medium-Density Residential R-3 8 15 8 1.1 9 Vacant 9 Moderate 23 23
06-390-015 Smaller-Lot Residential R-2 4 10 4 1.2 5 Vacant 5 06-470-035 Smaller-Lot Residential R-2 4 10 4 25.2 101 Vacant 101 06-580-086 Smaller-Lot Residential R-2 4 10 4 1.4 5 Vacant 5 06-173-010 Smaller-Lot Residential R-2 4 10 4 0.3 1 Vacant 1 06-202-003 Smaller-Lot Residential R-2 4 10 4 0.3 1 Vacant 1 06-203-016 Smaller-Lot Residential R-2 4 10 4 0.3 1 Vacant 1 06-640-011 Smaller-Lot Residential R-2 4 10 4 1.0 4 Vacant 4 06-710-082 Smaller-Lot Residential R-2 4 10 4 1.0 4 Vacant 4 06-171-005 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-241-002 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-001 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-083 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-084 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-004 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-005 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 160
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Table 4-2
Vacant Sites Inventory
Assessor
Parcel
Number
General Plan
Designation Zoning
Min
Density
(units/acre)
Max
Density
(units/acre)
Assumed
units/acre
Parcel
Size
(Acres)
Realistic
Capacity
Existing
Use
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
06-710-006 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-007 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-008 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-009 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-017 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-019 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-062 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 06-710-063 Smaller-Lot Residential R-2 4 10 4 0.2 1 Vacant 1 Moderate 136 136
06-433-025 Low-Density Residential R-1 2 6 2 0.3 1 Vacant 1 06-620-005 Low-Density Residential R-1 2 6 2 0.4 1 Vacant 1 06-630-009 Low-Density Residential R-1 2 6 2 0.5 1 Vacant 1 06-630-010 Low-Density Residential R-1 2 6 2 0.5 1 Vacant 1 06-630-011 Low-Density Residential R-1 2 6 2 0.5 1 Vacant 1 06-630-012 Low-Density Residential R-1 2 6 2 0.5 1 Vacant 1 06-630-013 Low-Density Residential R-1 2 6 2 0.5 1 Vacant 1 06-640-008 Low-Density Residential R-1 2 6 2 20.3 41 Vacant 41 Above Moderate 48 48
Total 97 159 48
Source: City of Live Oak, July 2025
Sites listed in the inventory do not have any known environmental constraints or conditions that would preclude development. The City conducted a review of access, shape, Williamson Act Contracts, conservation easements, contamination, and airport and military compatibility to make this determination. 161
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Figure 4-1
Vacant Sites Inventory
Source: City of Live Oak, 2025
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Accessory Dwelling Unit Potential
The City of Live Oak received grant funding for the preparation of the Live Oak Accessory Dwelling Unit (ADU) Ordinance which was adopted on November 16. 2022. From 2019 to 2024 the City of Live Oak has permitted four ADUs. To promote a variety of housing types the City has assumed that three ADUs will be built during the planning period. Program 27 has been included to support the development of ADUs through a variety of efforts.
Meeting the RHNA
As shown in Table 4-3, the city is able to meet the RHNA through several avenues; building permits issued since the start of the planning period, units that have been constructed, approved projects, projected ADUs, and relying on an inventory of land currently zoned to accommodate a variety of housing types. Table 4-3 shows that the city has a total surplus of 176 units, 13 affordable to lower income, 72 affordable to moderate income, and 91 affordable to above moderate income.
Table 4- 3
Regional Housing Needs Allocation Compared to Available Capacity Income
Category
2021-2029
RHNA
BPs Issued
After
5/15/21
Units
Constructed
/Approved
Projects
Vacant
Sites
Inventory
Projected
ADUs
Total
Capacity
RHNA
Surplus
Very Low 73
32 97 1 130 13
Low 44
Moderate 87 159 159 72
Above
Moderate 208 77 172 48 2 299 91
Total 412 77 204 304 3 588 176
Source: City of Live Oak, July 2025
D. Infrastructure and Environmental Constraints
Land available for development, if constrained by environmental conditions or in need of infrastructure improvements, may not be appropriate for the development of housing if these issues cannot be addressed within the timeframe covered by the housing element. Housing sites must have adequate water and sewer services, and have appropriate site access improvements.
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Environmental conditions can also pose constraints on development. Factors including proximity to earthquake fault zones, flood zones, and contaminated soils, among others, can limit areas where housing is appropriate.
The following discussion examines the environmental and infrastructure constraints present in the city, and the means by which these constraints are mitigated.
Infrastructure Analysis
Infrastructure adds to the cost of new construction (e.g., major and local streets, water and sewer lines, and street lighting). In most cases, these improvements are dedicated to the city, which is then responsible for their maintenance. Water and sewer service capacity is discussed herein. An analysis of other site improvements is conducted in Chapter 3.
Water Service
Live Oak provides water to city users from groundwater supplies with a system consisting of four groundwater wells, treatment systems at each of the wellheads, a 1.4- million-gallon (MG) water storage tank, a booster pump station, and a water distribution system. The system has a maximum pumping capacity of 4.01 million gallons per day. The existing system has surplus water supply of 2.85 million gallons per day, relative to annual average demand of 1.16 million gallons per day.
Single-family residential development has been conservatively estimated to demand roughly 500 gallons per day of water. Medium-density residential development (smaller lot sizes, roughly 8 to 15 units per gross acre) generates roughly 400 gallons per day per unit, while higher-density residential development generates a demand of roughly 300 gallons per day per unit. The city has remaining capacity to serve between 5,700 and 9,500 residential units.
This capacity is more than enough to serve buildout of the existing city, including the city’s share of regional housing needs.
Wastewater
The City of Live Oak provides wastewater collection and treatment service for residents and businesses located within the city. The system includes approximately 131,000 lineal feet (24.9 miles) of gravity and pressure pipe within the collection system. The first infrastructure, approximately 30 percent of the current system, was constructed in 1952. Pipe materials include vitrified clay, asbestos cement, PVC, and ductile iron pipe. Pipe sizes range from 4” to 21” diameter. A comprehensive study of the condition of the system has not been done, so the physical condition of the existing collection system is not well known. 164
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However, the system experiences excessive inflow and infiltration (I/I) and at least some parts of the collection system are known to be in poor condition. Relining and pipe replacement are necessary for at least some of the system pipelines to correct the issues with I/I.
The Live Oak Wastewater Treatment Plant has a capacity of 1.4 million gallons/day (MGD) average dry weather flow. It provides secondary treatment of raw wastewater through a series of aerated ponds and lagoons, discharging disinfected effluent to an irrigation drain (Reclamation District 777 Lateral Drain Number 1). Current wastewater flows average 0.70 MGD, or approximately 100 gallons per day (gpd) per capita. The city assumes a per unit flow generation rate of 250 gallons per day, which is roughly equivalent to the per-capita existing flow generation rate. Using this flow generation rate, a total of 1,200 future additional housing units can be accommodated at the wastewater treatment plant. Figure 7- 1 in the City’s 2009 Wastewater Master Plan identifies the existing capacity in the wastewater system and illustrates the number of equivalent development units (EDUs) that could be accommodated as infill development in different parts of the city. EDUs are roughly equivalent to a single- family residence, and are used to show capacity for single family residential uses as well as multifamily and nonresidential development. The existing capacity illustrated in the Master Plan is sufficient accommodate both the number and location of units identified on the land inventory – capacity for 439 EDUs is shown in the northwest corner of the city (the site of most moderate- and above-moderate sites) and capacities on the individual parcels identified for moderate, low, very low, and extremely lowincome units also have EDU capacities in excess of the number of units identified for each site in the land inventory. The city has identified additional system improvements that are needed to accommodate future growth outside of existing city limits in the Sphere of Influence Area, and has established wastewater fees to fund these improvements.
Dry Utilities
Dry utility service, including electrical service and internet, are available on all of the parcels in the city’s land inventory.
Environmental Issues
Environmental constraints to residential development typically relate to unsuitable soils, sensitive biological resources and wildlife, topographic constraints, the potential for natural hazards, and the presence of hazardous wastes or other factors.
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The background report prepared for the city’s General Plan did not identify any major environmental constraints that could prevent housing development in Live Oak. There is a small portion of the city in the area bound by Juniper Street, Larkin Road, Pennington Road, L Street, Archer Avenue, State Highway 99, and the Union Pacific Railroad right-of-way, which is designated as being in flood hazard zone A (100-year floodplain), along Live Oak Slough. This portion of the city is largely developed already, and none of the parcels identified in the land inventory is in this area. The city is currently in the process of removing the Zone A designation for this area through issuance of a Letter of Map Revision issued by FEMA based on recent State flood mapping. The rest of the city is located outside of flood hazard areas.
E. Financial and Administrative Resources
Developing affordable housing requires access to local, state, and federal funding, as well as organizations with the expertise to build and manage affordable housing.
The following financial and administrative resources are available for affordable housing development and conservation in Live Oak.
State Funding Sources and Information
Live Oak has access to a variety of existing and potential funding sources available for affordable housing activities. Potential funding sources from state programs are presented in Table 4- 4. The programs that Live Oak uses most commonly are described in greater detail in the following sections. Adoption and certification of a jurisdiction’s housing element is required for many State funding sources.
Community Development Block Grant
Community Development Block Grants (CDBG) are available to the city on a competitive basis for a variety of housing and community development activities, including rehabilitation, home buyer assistance, economic development, homeless assistance, and public services. The city must compete for funds through the State’s allocation process. The City of Live Oak has received funding in the past and seeks to apply for funds during this planning period.
Table 4- 4
State Program Funding Sources
- CalHome Program
- California Housing Finance Agency
(CalHFA) Tax Exempt Permanent Loan
Program
- CalHFA FHA Loan Program
- California Self-Help Housing Program
- Low Income Housing Fund LoanPackaging
Program
- Low Income Housing Fund Mortgage
Banking Pools
- Low Income Housing Tax Credit Program
- Mobile Home Park Resident Ownership
Program
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Table 4- 4
State Program Funding Sources
- Caltrans Surplus Land Priority Sale
- DOE Energy Weatherization Assistance
Program
- DWR Surplus Property Sale
- Emergency Housing and Assistance
Program Capital Development
- Emergency Housing and Assistance
Program Operating Facility Grants
- Family Housing Demonstration Program
(FHDP)
- Federal Emergency Solutions Grant
Program
- HOME Investment Partnerships
Program
- Farmworker Housing Assistance Program
- Farmworker Housing Grant Program
- Joe Serna, Jr., Farmworker Housing
Grant Program
- Low Income Home Energy Assistance
Program (LIHEAP)
- Multifamily Housing Program
- Office of Migrant Services
- Predevelopment Loan Program
- State CDBG Program Economic
Development Allocation, Over the Counter
Component
- State CDBG Program Economic
Development Allocation, Enterprise Fund
Component
- State CDBG Program General, Native
American, and Colonias Allocations
- State CDBG Planning/Technical Assistance
- State Housing Assistance Council Rural Seed
Money Loan Programs
- Tax-Exempt Private Activity BondProgram
Source: California Department of Housing and Community Development, 2021.
Housing Choice Voucher Program (Section 8)
The Housing Choice Voucher Program is a federal program to assist very-low income families, the elderly, and the disabled to find housing in the private market.
Participants are not limited to units in subsidized housing projects, but may choose any housing as long as the owner agrees to rent under the program and the unit meets the requirements. Housing choice vouchers are administered locally by the Sutter County Housing Authority. As of December 2012, the Housing Authority was administering 49 vouchers for families living within Live Oak, with an additional 44 vouchers at Maple Park beginning in January 2013. One of these vouchers is for an elderly household.
Home Investment Partnership Program (HOME)
The HOME Program was created under Title II of the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990. The HOME Program helps to expand the supply of decent, affordable housing for Low and Very Low income families by providing grants to States and local governments.
This money can be used to acquire property, construct new housing for rent or homeownership, rehabilitate rental or owner-occupied housing, improve sites for HOME-assisted development or demolish dilapidated housing on such sites, pay relocation costs for households displaced by HOME activities, provide financing 167
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assistance to Low income homeowners and new homebuyers for home purchase or rehabilitation, provide tenant-based rental assistance or help with security deposits to Low income renters, meet HOME program planning and administration expenses to take a more regional, collaborative approach to meeting their affordable housing needs.
Low Income Housing Tax Credit Program (LIHTC)
The LIHTC Program provides for federal and state tax credits for private and nonprofit developers and investors who agree to set aside all or an established percentage of their rental units for households at or below 60 percent of AMI for 55 years. These tax credits may also be utilized on rehabilitation projects, contributing to the preservation program.
Administrative Resources
Described below are public and nonprofit agencies that have been involved or are interested in housing activities in Live Oak. These agencies play important roles in meeting the housing needs of the community. In particular, they are or can be involved in the improvement of the housing stock, expansion of affordable housing opportunities, preservation of existing affordable housing, and/or provision of housing assistance to households in need.
Habitat for Humanity Yuba/Sutter
Habitat for Humanity is a nonprofit, faith-based organization dedicated to building affordable housing and rehabilitating homes for lower-income families. Habitat for Humanity builds and repairs homes with the help of volunteers and partner families. Habitat homes are sold to partner families at no profit with affordable, no-interest loans. Volunteers, churches, businesses, and other groups provide most of the labor for the homes. Government agencies or individuals typically donate land for new homes. Habitat has completed homes in the City of Live Oak, and Live Oak continues to work on identifying potential sites within the City for Habitat.
Mercy Housing California (MHC)
MHC is a nonprofit developer that develops affordable housing for families, seniors, formerly homeless persons, individuals with HIV/AIDS, and persons with chronic mental illnesses and physical impairments. With the assistance of public and private funding, MHC builds housing to meet community needs. The types of housing developed include multi-unit rental apartments and single-family homes, single-room occupancy apartments for formerly homeless adults, and handicapped-accessible units for individuals with physical impairments. 168
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Regional Housing Authority
The Regional Housing Authority oversees Yuba, Sutter, Colusa, and Nevada Counties with one waitlist for housing vouchers (Section 8). According to the Executive Director of the Regional Housing Authority, as of November 2025 the waitlist is closed and there are 6,000 people on the waiting list. The waitlist is not sorted by current place of residence, so it is impossible to know how many current Live Oak residents are on it. There are 2,100 total vouchers for Yuba, Sutter, Colusa, and Nevada Counties. Some waiting lists for projects with project-based vouchers are open throughout the region. The Housing Authority does not allocate a specific number of vouchers per county. As of November 2025, 122 vouchers were in use in Live Oak, including project-based vouchers at Maple Park Phases 1 and 2. The City of Live Oak continues to work with the Regional Housing Authority.
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Chapter 5
Review of the Previous Housing Element
As part of the housing element
update, cities must review the
progress and efficacy of existing
housing goals, policies, and
programs. Live Oak’s 2013-2021
Housing Element considered
conditions and constraints and set
strategies to accommodate the
City’s share of the region’s
housing production goals. This
chapter summarizes the city’s
progress in achieving the housing goals established in the 2013-2021 Housing Element.
The 2013-2021 Housing Element addressed the city’s housing needs for the 2013- 2021 planning period, referred to as the Regional Housing Needs Allocation (RHNA). The RHNA is the number of housing units the city had to plan to accommodate during the previous housing element planning period. Table 5- 1 shows the RHNA and summarizes the number of housing units produced (building permit issued) each year by income category from the start of the previous planning period. As shown in the table, very little housing development occurred in the city in 2013, 2014, 2016, and 2017. In 2015, 87 residential units were constructed consisting of predominately very low income and low income units.
Development in Live Oak increased in 2018, 2019, and 2020 consisting of low income units and above moderate income units. Overall, during the 2013-2021 planning period, the City of Live Oak was successful in developing very low income units, low income units, and above moderate income units, which supplied additional housing opportunities for special needs populations (e.g., elderly persons with disabilities, large households, female headed households, farmworkers, and persons experiencing homelessness).
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Table 5-1
2013-2021 Regional Housing Needs Allocation Progress
Year Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA 104 72 83 190 449
2013 0 0 0 0 0
2014 0 0 1 0 1
2015 46 37 2 2 87
2016 0 0 0 2 2
2017 0 0 0 1 1
2018 0 0 0 52 52
2019 0 0 0 50 50
2020 3 21 0 83 107
Total 49 58 3 190 300
Percentage
of RHNA
47.1% 80.5% 3.6% 100% -
Source: City of Live Oak 2021
The primary housing goal of the City of Live Oak is to promote the construction of a variety of housing types that meet safe standards with minimal environmental impact and provide a choice location, preserve existing neighborhoods, and have adequate public services for the residents of the City of Live Oak.
Review of Special Needs Programs
Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs (e.g., low income households, elderly, persons with disabilities, large households, female headed households, farmworkers, and persons experiencing homelessness). Given Live Oak’s limited financial, staff, and land resources, the city has made good progress in addressing much of its affordable housing needs and accommodating its share of regional housing needs under the SACOG Regional Housing Needs Plan. The City of Live Oak has worked diligently to continuously promote housing for special needs groups in a variety of ways by:
• Continue to address the challenges of providing housing on small, infill sites, and underutilized properties.
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• Assisting low income and elderly residents that apply for Section 8 rental assistance;
• Adoption of an Accessory Dwelling Unit Ordinance to allow for the development of a unique housing option well-suited to meet the needs of the City’s lower-income and elderly populations;
• Continuing to support and provide resources for individual homeowners requesting exemptions to zoning and development standards in order to accommodate a disability thereby assisting persons with disabilities. • Affirmatively further fair housing and access to opportunity for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.
The City of Live Oak has considered the cumulative efforts to address special needs housing and finds that the City’s existing programs to address the community’s special housing needs continues to be relevant and will be continued in the next planning period.
City of Live Oak staff has determined that a majority of the goals, policies, and implementation measures in the 5th Cycle Housing Element are appropriate and effective in providing sound housing and community development planning on a regional basis and for the City of Live Oak. The City’s affordable housing programs continue to utilize as many affordable housing tools as possible to help meet the goals it has established.
Unless otherwise specified, any program not implemented will continue to be an important potential source for affordable housing assistance and will remain in the Housing Element for possible future use. These programs may be implemented if the need for the program exists and sufficient resources are available. Table 5-2 describes the programs contained within the existing element. The objective of each program is identified, and the progress of each program is evaluated. Based on the results and the requirements of State law (Government Code 65583(c)(1) through 65583(c)(6)(d)), modifications, continuation, or deletion are recommended for each program.
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Table 5-2
Review of Previous Housing Element Programs
Housing Program Progress Continue/
Modify/Delete
Program A.1 – Provide Adequate Sites for Housing for All Income Levels Accommodate housing for all income groups – in particular affordable housing – that contributes to the city’s share of the Regional Housing Needs Allocation (RHNA) for lower and moderate income households, by ensuring that adequate sites for all types of housing are located throughout the city.
To achieve this objective, the city will do the following:
The city will prepare applications for state planning grants and applications for state and federal project development grants to collect as much funding as possible.
Inform property owners and developers of regulatory and financial incentives through direct contacts with affordable housing providers in Live Oak, the distribution of a brochure explaining the city’s residential property development standards at the city’s permit counter and post of information on the city’s web site, and mail to owners of recorded vacant and underutilized properties.
Use the flexible application of the Zoning Ordinance, including approval of minor variations from, or exceptions to, zoning standards (such as minimum lot dimension, parking, yard, or set- back requirements), when necessary, to permit financially feasible residential development.
Work with the Sutter County Housing Authority to identify opportunities for reuse of the Leo Chesney Correctional Facility as an affordable housing site.
The Housing Element identifies several sites zoned R-4 and Commercial-Mixed Use to accommodate the housing need for lower income households (Table Resources and Constraints-2, pages Resources and Constraints-5 and -6). To maintain adequate sites throughout the planning period to accommodate the housing need for lower income households, the city will implement a RHNA Housing Sites Monitoring Program. The Program will monitor the capacity of sites identified in Table Resources and Constraints- 2 to accommodate the RHNA for lower income households on a project-by-project basis pursuant to Government Section 65863 and an annual monitoring report will be included in the annual progress reports required by Government Code section 65400.
The program shall ensure, at a minimum, the remaining identified sites have capacity equivalent to the remaining RHNA for lower income households. If a development is approved at less than 20 units per acre AND approval of such a development will result in a reduction of site capacity of the The city amended its zoning map to
ensure that land is available to
accommodate at least 174 units of lowerincome (low-, very low- and extremely low- income) housing. Land that has
been designated in the new R-4 zone
district includes 27.8 acres of vacant,
orchard or agricultural parcels on Larkin
Road, N Street, and Archer Avenues.
Modify
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Table 5-2
Review of Previous Housing Element Programs
Housing Program Progress Continue/
Modify/Delete
remaining sites below the remaining need for lower income households, the city will identify, and if necessary, rezone, sufficient sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the remaining housing need for lower income households.
Funding Source: Community Development Block Grant, Home Investment Partnership Program (HOME), California Housing Finance Agency (CalHFA) HELP Program, CalHome Program, other state and federal funds identified for specific projects/planning activities.
Responsibility: Planning Department, City Manager
Time Frame: The city will apply for state planning grants and applications for state and federal project development grants as such grant applications become available on an ongoing basis between 2013 and 2021. The city will inform property owners and developers of regulatory and financial incentives on an ongoing basis between 2013 and 2021. The city will provide site monitoring information in its annual progress reports
Objective: Accommodate the development of a minimum of 181 additional dwelling units, including 83 moderate income units, 4 low income units, 24 very low income units, and 70 extremely low income units, in Live Oak between 2013 and 2021 to meet the City’s share of the RHNA, according to income level, by ensuring that adequate sites for such development are available.
Corresponding Goal/Policy: Goal A; Policies A.1, A.2, A.3, A.4 Program A.2 – Identify Opportunity Sites for Infill Development Investigate ways to encourage residential infill development on vacant and under-utilized lots in older sections of the City. Use the City’s GIS system to provide information to the public concerning the supply of vacant and underutilized lots in the City, including commercial and retail sites with opportunities for mixed use and second floor residential. Apply for funding for state and federal planning and development grants to develop these sites to assist in accommodating a portion of the City’s RHNA.
Funding Source: Community Development Block Grant, HOME Program, USDA Rural Development Services grants
Responsibility: Planning Department, City Manager
Through Sutter County, the city's GIS is
continuously updated to assist staff in
identifying vacant parcels and
opportunities for infill development. In
addition, as part of this housing element
update process, the city conducted a
citywide vacant land survey.
Modify
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Table 5-2
Review of Previous Housing Element Programs
Housing Program Progress Continue/
Modify/Delete
Time Frame: Within 12 months of Housing Element adoption Objective: Provide for sites that could accommodate 100 units. Provide public access to GIS systems identifying vacant and underutilized sites that could potentially be used for infill development.
Corresponding Goal/Policy: Goal A; Policies A.1, A.2, A.3, A.4 Program A.3 – Special Housing Needs
Continue existing zoning practices that allow for the permitting of a wide range of alternative housing, group care facilities, special-needs housing, and shelter facilities in both the residential and non- residential zones.
The City will propose an amendment to the Zoning Ordinance, either to permit transitional housing in the R-1 and R-2 zones by right, or to specifically include transitional housing in the definition of “small residential care homes,” permitting this use to be developed in R-1 and R-2 zones by right.
The City will propose an amendment to the Zoning Ordinance to permit employee housing for 6 or fewer residents in the R-1 and R-2 zones by right.
Though the region includes significant agricultural activity that attracts farmworkers and their families, agricultural activity and farmworker housing is expected to occur largely outside City limits.
The most likely alternative housing need would be for temporary housing during those times of year when crop harvesting and processing occur. The City will coordinate with the Housing Authority to meet the needs of farmworkers and their families by increasing the supply of affordable housing – both temporary and permanent – for lower-income families, many of whom are farmworkers.
Funding Source: General Fund
Responsibility: Planning Department
Time Frame: Amend Zoning Ordinance by March 2014, then Ongoing Objective: Ensure adequate sites for special housing types by continuing zoning practices that currently allow these uses within the City.
Corresponding Goal/Policy: Goal A; Policies A.1, A.2, A.3, A.4 The city continuously reviews zoning
practices to ensure adequate sites are
available for special needs housing.
Modify
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Table 5-2
Review of Previous Housing Element Programs
Housing Program Progress Continue/
Modify/Delete
Program A.4 – Second Units
Consistent with Assembly Bill (AB) 1866, the City will continue to support the use and construction of second units on single family residential lots to provide additional affordable housing options.
The City will create and distribute brochures containing information about the benefits of building second units and the City’s permitting process.
Funding Source: General Fund, permit fees Responsibility: Planning Department Time Frame: Develop and begin distributing brochures within 18 months of Housing Element adoption.
Objective: Educate residents about second units and how they can help the City meet its affordable housing obligation.
Corresponding Goal/Policy: Goal A; Policies A.1, A.2, A.3, A.4 The city was granted funding with the
Local Early Action Planning (LEAP)
grants program to prepare and adopt an
Accessory Dwelling Unit (ADU)
Ordinance. The city has drafted the draft
ADU Ordinance and is currently
preparing the adoption process.
Modify
Program A.6 – Homeless Services
The City will work with the Sutter County Social Services & Welfare Department and regional nonprofit organizations providing services for the homeless to find ways Live Oak can assist in addressing homelessness in the region. Explore alternative housing options for the homeless or people in danger of becoming homeless, such as shared housing.
Funding Source: General Fund and permitting fees Responsibility: Planning Department Time Frame: Meet with partner organizations within 18 months of the adoption of the Housing Element.
Objective: Accommodate any future needs for housing that can support those without permanent residents, including the homeless.
Corresponding Goal/Policy: Goal A; Policies A.1, A.2, A.3, A.4 The City of Live Oak is receptive to
working with partner organizations to
address future housing needs to those
without permanent residences. The city
has contact information with adjacent
jurisdictions (Yuba City and Marysville)
with homeless assistance programs. In
2017, the city approved a Memorandum
of Understanding (MOU) and is now
formally part of a two-county, sixjurisdiction collaborative effort called BiCounty Homeless Services.
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Program A.7 – Design Review
The City will evaluate the design review process on an annual basis and report to the City Council and Planning Commission. As a part of this review, staff will examine the procedures, processing time, and expense of design review to ensure that this is not an impediment to higher-density The city evaluated the design review
process (examining procedures,
processing, time and expense) and has
not found that the process deterred for
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housing development. The City will make changes to the procedures for design review, the Municipal Code, and the design guidelines, as necessary, to facilitate the production of higherdensity housing.
Funding Source: General Fund and permitting fees Responsibility: Planning Department Time Frame: Monitor on an annual basis starting in June 2013 and through June of 2021.
Objective: To clarify the design review process to provide certainty for development and facilitate higher-density housing development.
Corresponding Goal/Policy: Goal A; Policies A.1, A.2, A.3, A.4 higher-density housing development.
The city offers a free pre- application
meeting to all applicants.
Program B.1 – Density Bonuses and Other Incentives
The City will encourage the use of density bonuses in accordance with the State Density Bonus Law.
In compliance with current state law, the City’s density bonus program used a sliding scale for density bonuses based on the percentage and affordability level of the housing developed. Developers can receive a maximum density bonus of up to 35 percent when they develop at least 10 percent very-low- income housing, 20 percent low-income housing, or 40 percent moderate-income housing, along with other cost- saving incentives. Other ratios of different levels of affordability result in lower density bonuses. These incentives may include, but are not limited to reductions in zoning standards, different development standards and design criteria, mixed-use zoning, or expedited staff review and permit processing.
Funding Source: General Fund and permit fees Responsibility: Planning Department Time Frame: Ongoing as projects qualifying for density bonuses are proposed. Provide developers with incentives to encourage the construction of housing that if affordable to all income levels and meets the needs of special housing groups.
Objective: Provide developers with incentives to encourage the construction of housing that if affordable to all income levels and meets the needs of special housing groups.
Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 The City of Live Oak follows the State
Density Bonus Law for development.
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Program B.2 – Large Unit Multi-Family Development
Encourage the construction of 3 and 4 bedroom units when subsidized affordable multi- family projects are proposed within the City. The City will coordinate with the Housing Authority to encourage inclusion of larger rental units. The City will ensure that development standards do not impede the development of larger uses, including parking, open space requirements, and other requirements.
Funding Source: General Fund
Responsibility: Planning Department, City Manager, City Council Time Frame: Current and ongoing, 2013-2021, through pre-application meetings for affordable housing projects that request City assistance.
Objective: Create a greater number of affordable housing units, primarily rental units, which can accommodate larger families.
Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 The city constructed the affordable
housing project known as the Kristen
Court Apartments, which consisted of 40
3-bedroom units and 16 4-bedroom units.
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Program B.3 – Financing Programs and Agreements
Participate in financing programs and agreements such as mortgage credit and bond financing to provide assistance to first time lower and moderate income homebuyers. In addition, the City will determine the feasibility of participating in a consortium with other public agencies to take advantage of tax-exempt bond financing. Assist the funding of these programs through the submission of HOME applications. Feasibility will be based on the amount of funding that could be used within the City in relation to the cost of participation and the attractiveness of these certificates to first-time homebuyers. The City will identify existing public agency consortiums and determine the most feasible group in which to participate. The availability of these programs will continue to be publicized locally through brochures, quarterly newsletter, and education of local finance agencies and real estate offices. Credit certificate allocations are available at a countywide level on a first-come first serve basis..
Funding Source: General Fund
Responsibility: City Manager, Finance Department, Consolidated Housing Authority of Sutter County
The city utilized HOME FUNDS to
rehabilitate substandard dwellings.
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Time Frame: Identify consortiums within 12 months of the adoption of the Housing Element Objective: Increase financing options for affordable housing projects Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 Program B.4 – Pursue Funding Under State and Federal Programs Provide assistance in preparing funding applications for affordable housing projects proposed by or with the Housing Authority. The City will also consider providing staff support in providing needed information for funding requests to increase the likelihood of receiving state or federal funding. To promote its application assistance efforts, a representative of the City will meet annually, and additionally during the year as needed, with the Housing Authority to determine their interest in, and plans for, constructing affordable housing in Live Oak. Based on the clients to be served by proposed projects and the type of housing and services to be incorporated into funding requests, the City will assist the Housing Authority in identifying the most appropriate state and/or federal funding sources.
Funding Source: Various state or federal programs, depending on the clients to be served and the type of housing to be provided
Responsibility: Planning Department, City Manager, Finance Department Time Frame: Ongoing, 2013-2021, as well as annual contact with affordable housing providers, and additional contact as needed to discuss project-specific issues Objective: Assist the Housing Authority in seeking funding to provide affordable housing to meet the City’s affordable housing obligations
Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 The Regional Housing Authority
purchased the Centennial Arms property
and extended affordability until October
20, 2041. The City has also worked with
the Housing Authority to secure $2
million in HOME for construction of the
Maple Park Phase 1 Development, which
began renting 56 new units affordable to
families at 30 to 60 percent of the area
median income in January 2013. The
unit numbers were accounted under the
2012 year as the building permits were
pulled in 2012. In 2015 building permits
(34 units) were obtained for Phase II
Senior apartments for low income
housing, along with $4.5 million in
HOME funds from the city.
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Program B.5 – Community Reinvestment
The City will meet with representatives of each of the locally/regionally-based lending institutions to determine their interest in funding community development and housing activities, including participation in Federal Home Loan Bank Board affordable housing programs. For participating lenders, the City will serve as a liaison between the institution and housing providers seeking funding sources for their projects.
The city met with representatives of local
lending institutions annually.
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Funding Source: General Fund
Responsibility: City Manager, Finance Department
Time Frame: Meet with representatives of local lending institutions within 12 months of the adoption of the Housing Element, and as needed thereafter for project-specific funding requests Objective: Increase funding options for affordable housing projects Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 Program B.6 – Joint Effort with Sutter County and Non-Profit Organizations The City will seek the assistance of the Consolidated Housing Authority of Sutter County and nonprofit housing organizations to identify and secure funding sources to develop vacant properties and to rehabilitate and convert non-residential buildings to residential use. To accomplish this, the City will:
Meet with Housing Authority representatives to provide information on potential sites and housing development proposals that would be appropriate for the use of housing vouchers in conjunction with state or federal new construction or rehabilitation subsidies.
Meet with representatives of non-profit housing providers to seek their interest in securing funding and developing infill sites or converting nonresidential buildings, potentially including the former Leo Chesney Correctional Facility site.
Funding Source: General Fund
Responsibility: Planning Department and City Manager
Time Frame: Conduct initial meetings with the Housing Authority and non-profit organizations within the first 12 months after Housing Element adoption, and then meet annually thereafter.
Objective: Improve collaboration among public and private agencies that provide housing and supportive services to lower-income households
The city works with the Housing
Authority and non- profit housing on
any potential development of vacant
properties. The city worked with the
Housing Authority on the affordable
housing project known as the Kristen
Court Apartments.
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Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 Program B.7 – Impact Fees
Seek public funding options that would help subsidize impact fees for affordable housing projects.
Provide impact fee credits, or delay payment of development impact fees for affordable housing development until the certificates of occupancy is issued, instead of at issuance of a building permit.
Funding Source: General Fund, grants, and other potential funding options to help subsidize and delay fees
Responsibility: Planning Department, City Manager, City Council Time Frame: Within 18 months of the adoption of the Housing Element.
Objective: Reduce the cost of development impact fees in order to provide incentive to the Housing Authority and other housing developers to build affordable housing.
Provide at least $175,000 in fee credits as a funding support for Phase II of the Maple Park development
Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 The city provided at least $175,000 in fee
credits as funding support for Phase II of
the Maple Park development.
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Program B.8 – Service Provision
The City will prioritize service for affordable housing. The City provides water and wastewater service. Although this is not currently planned, it is possible in the future that the City could contract with another water or sewer service provider. If this happens, the City will provide a copy of the adopted Housing Element to such water and wastewater service providers and ensure that they are aware of their legal requirement to prioritize service for affordable housing. Refer to Government Code Section 65589.7 in the conditions of approval for subdivisions that require “will-serve” letters from sewer and water districts.
Funding Source: General Fund
Responsibility: Planning Department, City Manager
Time Frame: Within 18 months of the adoption of the Housing Element.
Currently, the city provides water and
wastewater services. If in the future a
contract with another water or sewer
service provider happens, the city will
provide the service provider with a copy
of the Housing Element and ensure that
they are aware of their legal requirement
to prioritize service for affordable
housing.
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Objective: Reduce the cost of development impact fees in order to provide incentive to the Housing Authority and other housing developers to build affordable housing.
Provide at least $175,000 in fee credits as a funding support for Phase II of the Maple Park development
Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 Program B.9 – Extremely Low-Income Households
The City will direct its housing programs to consider the needs of extremely low-income households, including the funding programs discussed throughout the Housing Element that address production/preservation of residential care facilities, supportive housing, farmworker housing, and other types of housing that would be expected to serve extremely low-income households. Examples of such programs in this Housing Element include Program A.1, Program A.3, Program A.6, Program B.6, Program D.1, and Program D.2.
The City shall coordinate with the Housing Authority and other operators of subsidized housing projects to track the number of units provided to extremely low-income households and maintain the affordability of existing housing units that provide housing to extremely low-income households.
The City, in coordination with the Housing Authority, shall seek funding for programs that would add subsidy to existing subsidized projects to increase the number of units provided in the project for extremely low- income households. This "buy down" of units could apply to both projects that are entirely income- restricted and those that provide mixed-income housing. The City, in coordination with the Housing Authority, shall apply for, and use available housing resources, including project-based rental subsidies and other resources to support housing for extremely lowincome households.
Funding Source: General Fund, regional, state, and federal housing grants, loans, and other funding Responsibility: Planning Department, City Manager Time Frame: Current and ongoing, 2013-2021.
Objective: To increase the supply of housing for extremely low-income households Corresponding Goal/Policy: Goal B; Policies B.1, B.2, B.3 The city worked with the Housing
Authority on affordable housing project
known as the Kristen Court Apartments.
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Program C.1 – Housing Survey
Continue to conduct housing condition surveys every five years to monitor the overall condition of the City’s housing stock. Maintain an inventory of properties in need of improvement and track improvements or increasing deterioration over time.
Funding Source: CDBG planning grant, General Fund Responsibility: Planning and Building Departments
Time Frame: Every five years after the last survey, last updated in 2012.
Objective: Monitor the City’s housing stock to help target which properties need to be rehabilitated Corresponding Goal/Policy: Goal C; Policies C.1, C.2, C.3, C.4 The city was granted funding with the
Local Early Action Planning (LEAP)
grants program to conduct a new housing
conditions survey as part of this housing
element update process.
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Program C.2 – Voluntary Inspections
The City will, on a request basis, arrange for inspections of residential properties where building code violations may be present and may need to be corrected. A more comprehensive voluntary building code inspection would be performed by the Building Department for an inspection fee that covers the cost of this service, or at no cost to the property owner in conjunction with an application for housing rehabilitation assistance.
Funding Source: Inspection fees, Live Oak Community Development Department, Rehabilitation Program funds (Community Development Block Grant, Home Investment Partnership Program).
Responsibility: Building Department
Time Frame: Current and ongoing, 2013-2021.
Objective: Increase the rate of compliance with City code requirements and participation in housing rehabilitation programs.
Corresponding Goal/Policy: Goal C; Policies C.1, C.2, C.3, C.4 The city’s building department performs
approximately 10 voluntary inspections
on residential properties each year.
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Program C.3 – Code Enforcement and Abatement
The City will initiate appropriate code enforcement action on dwelling units that are so substandard that they represent an imminent threat to health and safety. The City will require that property owners comply with building code standards or that property owners remove such housing units. If necessary, the City may abate the unsafe building. These actions will be taken only in the most extreme cases in which the owner of the dwelling unit is unable or unwilling to make necessary repairs, in which repairs are not feasible, or in which the dwelling unit has been abandoned.
Funding Source: General Fund, code enforcement fees, Housing Rehabilitation Program funds.
Responsibility: Building Department
Time Frame: Current and ongoing, through 2021. Objective: Correction of the most serious code violations.
Corresponding Goal/Policy: Goal C; Policies C.1, C.2, C.3, C.4 The city operates a Code Enforcement
Program, which takes actions on any
substandard dwellings in the city.
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Program C.4 – Rehabilitation of Substandard Dwelling Units To encourage private rehabilitation efforts, the City will undertake the following actions:
The City will apply for and/or assist eligible households in applying for various private, state, and federal sources of funding for housing rehabilitation and home repairs, which would include the correction of health and safety hazards, weatherization, and the addition of space to alleviate overcrowding. Owners of rental properties who are assisted in financing the rehabilitation of their dwelling units will be required to rent the units to low-income households and to sign a rent limitation agreement for specified minimum time period.
The City will apply for state funding as frequently as the City has the capacity to expend and manage grant funds. The City will promote the housing rehabilitation program through program information included in semi-annually in utility billings, brochures available at City Hall, the City’s web site, and distribution of program information to property owners in targeted neighborhoods.
The City will maintain current information on the condition of dwelling units by periodically updating its housing conditions data base. Approximately every 5 years, the City will resurvey housing conditions to ensure the currency of its housing conditions information.
The city has not had any applications for
assistance with the rehabilitation of
dwelling units.
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Funding Source: Community Development Block Grant, Home Investment Partnership Program (HOME), Multifamily Housing Program, USDA Rural Development Services.
Responsibility: Planning Department, Building Department Time Frame: Current and ongoing, through 2021.
Objective: Rehabilitate 25 dwelling units that do not conform to City code and are a risk to personal and public health.
Corresponding Goal/Policy: Goal C; Policies C.1, C.2, C.3, C.4 Program D.1 – Monitoring and Preservation of At-Risk Housing The City will coordinate with the Housing Authority and property owners of privately- owned, government-subsidized affordable housing projects with the goal of maintaining affordability status of properties in the long term. The City will contact property owners of such affordable housing projects at least one year in advance of the date where properties could convert to market rate. The City, in collaboration with the Housing Authority, will describe options for maintaining affordability status. If the owner expresses an interest in selling or converting their properties, the City will contact the Housing Authority to determine interest in acquisition and operation of such properties, or to get assistance in seeking another interested investor or nonprofit housing corporation to acquire and continue operating the rental development for low-income households. The City will, in coordination with the Housing Authority, assist in identifying and applying for funds to maintain the affordability of rental units..
Funding Source: Multifamily Housing Program, California Housing Finance Agency Preservation, Acquisition Financing Mortgage Insurance for Purchase/Refinance (HUD).
Responsibility: Planning Department, City Manager
Time Frame: Contact property owners of publicly assisted rental housing at least one year prior to the expiration of the affordable housing covenant for each property to determine future ownership plans; implement preservation strategy if owners indicate desire to sell or convert their properties.
Objective: Preservation of affordable rental housing units.
There are no At-Risk Housing that will
expire within the next year.
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Corresponding Goal/Policy: Goal D; Policies D.1, D.2
Program D.2 – Housing Replacement Relocation Assistance The City will seek funding to pay for the relocation expenses of low-income residents displaced as a result of the condemnation or required vacation of dwelling units due to code violations. The City will follow the requirements of state law regarding the demolition or conversion of dwelling units occupied by lower-income households within the city.
Funding Source: Community Development Block Grant, Home Investment Partnership Program.
Responsibility: Planning and Building Departments Time Frame: Current and ongoing, 2013-2021.
Objective: Avoidance of permanent displacement and replacement of housing demolished as a result of code enforcement and implementation of housing rehabilitation program.
Corresponding Goal/Policy: Goal D; Policies D.1, D.2
The city seeks funding for the Housing
Rehabilitation
Program and funding to pay for any
relocation expenses of low-income
residents displaced by the Program or
due to housing condemnation. The has
required the vacancy of less than 10
dwelling units within the previous
planning period.
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Program E.1 – Fair Housing Program
The City will continue its present information and referral services for equal housing opportunities.
The City will provide published information from state and federal agencies that investigate housing discrimination complaints. The City will also assist individuals with complaints in contacting the appropriate agency and filing a complaint. The City will provide a point of contact for these services at City Hall for referral information. The City will consider other means, as well, for distributing such information. For example, City building inspectors could distribute information, as appropriate.
Funding Source: General Fund, Community Development Block Grant, Live Oak Community Development Department.
Responsibility: Finance and Planning Department
Time Frame: Within six months of adoption of the Housing Element the City shall provide public information on housing discrimination; assist individuals as necessary, ongoing, 2013-2021.
Objective: Resolution or referral of fair housing complaints to the appropriate agency.
The city provides information and
referral services (including a point of
contact) for equal housing complaints
that are brought to the city.
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Corresponding Goal/Policy: Goal E; Policies E.1, E.2, E.3 Program E.2 – Public Information and Education
Promote education and awareness of fair housing laws by making this information widely available to the public. Fair housing law materials in printed in several languages will be posted in prominent locations throughout the City. The City shall also post and make available informational flyers on fair housing complaints. This information will also be made available at the local library branch and City Hall. The City shall, during all public hearings, program seminars, and other housing related meetings, provide fair housing information to all attendees and will include fair housing materials in all housing program application packages.
Funding Source: General Fund, Community Development Block Grant, Live Oak Community Development Department
Responsibility: City Manager
Time Frame: Provide public information on fair housing law within 6 months of Housing Element adoption and as appropriate when housing is proposed, ongoing, 2013-2021.
Objective: Inform the public about fair housing laws. Corresponding Goal/Policy: Goal E; Policies E.1, E.2, E.3
The city provides public information
on fair housing laws in English and
Spanish at City Hall. Fair housing
information is available at all public
hearings including City Council
hearings.
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Program F.1 – Implement State Energy Conservation Standards The City will continue to require applicants for building permits to demonstrate compliance with the state energy conservation requirements at the time building plans are submitted.
Funding Source: Permit fees Responsibility: Building Department Time Frame: Current and on-going, 2013-2021
Objective: Compliance with minimum energy efficiency standards.
Corresponding Goal/Policy: Goal F; Policies F.1, F.2
The Building Department requires
building plans to demonstrate
compliance with State energy
conservation requirements before a
building permit will be issued.
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Program F.2 – Energy Conservation Assistance for Low-Income Households The City will include weatherization and energy conservation as eligible activities under its housing rehabilitation program. The City will provide information and refer eligible property owners to other programs offered by Pacific Gas & Electric and nonprofit organizations. The City will promote weatherization and energy efficiency home improvement options through general advertisement of its housing rehabilitation program. The City will also refer interested individuals to energy rebate and conservation assistance programs offered by others and maintain information on these programs at City Hall. Information on other energy conservation and weatherization programs will be included in City mailings and advertisements of its housing rehabilitation program.
Funding Source: Community Development Block Grant, Home Investment Partnership Program (HOME), USDA Rural Development Services
Responsibility: Finance and Planning Departments Time Frame: Current and on-going, 2013-2021 Objective: Weatherization and energy efficiency improvement of between 25 and 30 dwelling units.
Corresponding Goal/Policy: Goal F; Policies F.1, F.2
The city meets the requirements for State
Law energy efficiency home
improvement and new home
construction through plan checks.
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Chapter 6
Goals, Policies, and Programs
This chapter identifies housing goals,
policies, and programs for the City of Live
Oak. Housing programs define the actions
the city will use to enact policies and
achieve housing goals. Proposed programs
include providing adequate sites for a
variety of housing types, density bonus
incentives, updates to zoning, minimum
densities, maintaining the existing housing
stock, housing for special needs groups,
funding strategies, strategies for irregular parcels, fair housing, and energy conservation. In order to make adequate provisions for the housing needs of all economic segments, the city has developed the following goals:
1) To accommodate the City of Live Oak’s share of the Regional Housing Need; 2) Provide for a variety of housing opportunities and affordability levels within the City of Live Oak;
3) Encourage and assist in the rehabilitation of housing units in need of repair and occupied by extremely low-, very low-, and low-income residents. Strive to enhance the overall quality of the city’s existing housing stock; 4) Preserve, and if necessary, replace the city’s publicly assisted affordable housing;
5) Ensure that no person seeking housing in the City of Live Oak is discriminated against on the basis of race, color, religion, sex, disability, familial status, ancestry, national origin, ancestry, marital status, sexual orientation, source of income, or age; and
6) To promote energy conservation.
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Additionally, the following policies have been developed to complement these goals:
1) Ensure that Live Oak has sufficient land with appropriate zoning to accommodate the City's obligation to provide its share of the regional housing needs, including accommodations for affordable housing to extremely low, very low, low, and moderate-income households;
2) Ensure that future sites designated for higher-density housing are located near community services, schools, and public transportation; 3) Identify whether there are any vacant or underutilized parcels that could accommodate the development of multi-family housing. Encourage the development of these parcels for affordable housing;
4) Coordinate the provision of services, such as water, sewer, drainage, and law enforcement and fire protection to those areas where development is planned and take the steps to ensure the public facilities are made available to meet the expected housing growth;
5) Facilitate and encourage the construction of a variety of housing types to provide alternatives to single family housing, provide housing for all income levels, and address special housing needs;
6) Encourage the construction of new homes that vary in cost, size, and design to meet the needs of existing and future residents of all income levels. Promote balanced distribution of housing that is affordable to lower and moderate income households rather than concentrating such housing in a single location; 7) Provide property owners with assistance to inspect and identify code violations in residential buildings;
8) Encourage property owners to rehabilitate units in deteriorating or critical condition and promote room additions that can eliminate overcrowding; 9) Advertise the availability of grants, loans, and other funds available for the rehabilitation of housing stock to homeowners, landlords, and other investors; 10) Continue to apply for state and federal assistance for housing rehabilitation for low- income households. Rental housing that is repaired with government assistance shall remain affordable to low-income households for a specified period of time;
11) The city will seek to preserve the affordable housing developments in Live Oak;
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12) Continue to provide information and referral services to people with fair housing complaints;
13) Support the enforcement of fair housing laws by appropriate state and county agencies.
14) Promote equal housing opportunities and programs for all housing within the city;
15) Continue to implement state energy efficiency standards; and 16) Seek funding to provide weatherization assistance to low-income households.
Table 6-1 summarizes the quantified objectives for the development, rehabilitation, and preservation of housing in the community over the 2021–2029 planning period. Programs to achieve these objectives are described in detail on the following pages.
Table 6-1
Quantified Objectives for the 2021-2029 Housing Element Income Category
Extremely Total
Low
Very
Low Low Moderate
Above
Moderate
Regional Housing
Needs Allocation 36 37 44 87 208 412
New Construction
Objectives 40 40 60 200 276 606
Housing
Preservation
Objectives
0 10 20 0 0 30
Housing
Rehabilitation
Objectives
0 5 10 0 0 15
Source: City of Live Oak 2021.
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Program 1: The City will monitor the Sites Inventory annually and as projects are processed through the Community Development Department to ensure sufficient capacity is maintained to accommodate the City’s remaining RHNA numbers.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Annually and as projects are processed.
Program 2: The city shall continue working with developers of affordable housing for Extremely Low, Very Low-, Low-, or Moderate-income households including special needs groups by identifying potential building sites and processing potential affordable housing projects/application with high importance and priority. In addition, the City will continue to conduct proactive outreach and assistance to non-profit service providers and developers, prioritizing funding for housing developments affordable to special needs households and offering financial incentives or regulatory concessions to encourage a variety of housing types. The City will monitor new housing development to ensure new affordable units are developed in the north and west sides of the city.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: At least every other year and ongoing and ongoing.
Quantified Objective: 60 multi-family residential units, at least 30 of which will be built on the southwest side of the city and at least 10 units in the northwest side of the city.
Program 3: The city shall post all current zoning, development standards, and fees for each parcel, as well as provide literature on universal design, disabled accessibility, and the city’s reasonable accommodation procedures on the city’s website.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Ongoing. By December 31, 2025.
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Program 4: Investigate ways to encourage residential infill development on vacant and under- utilized lots in older sections of the city. Use the city’s GIS system to provide information to the public concerning the supply of vacant and underutilized lots in the city, including commercial and retail sites with opportunities for mixed use and second floor residential. Apply for funding for state and federal planning and development grants to develop these sites to assist in accommodating a portion of the city’s RHNA.
Funding Source: Community Development Block Grant, HOME Program, USDA Rural Development Services grants
Responsibility: Community Development Department
Time Frame: Ongoing.
Quantified Objective: 60 multi-family residential units Program 5: In compliance with State law, the city will review the zoning code and amend as necessary to allow residential care facilities serving six or fewer clients in all residential zones without a conditional use permit and care facilities with 7 or more persons consistent with other similar housing types..
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department
Time Frame: Zoning Amendment by December 31, 2025
Quantified Objective: 2 residential care facilities
Program 6: Consistent with Assembly Bill (AB) 1866, the city will continue to support the use and construction of second units on single family residential lots to provide additional affordable housing options. The city will create and distribute brochures containing information about the benefits of building second units and the city’s permitting process.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Ongoing.
Quantified Objective: 20 second residential units
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Program 7: Annually, the city will work with the Sutter County Social Services & Welfare Department and regional non-profit organizations providing services for the homeless to find ways Live Oak can assist in addressing homelessness in the region. Explore alternative housing options for the homeless or people in danger of becoming homeless, such as shared housing. In addition, the city will provide information on homeless services, including emergency shelters, transitional housing, and food banks on the city’s website and on brochures available at city hall.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: December 31, 2025.
Quantified Objective: Accommodate any future housing needs for those without permanent residences, including the homeless
Program 8: The city will continue to encourage the use of density bonuses in accordance with the State Density Bonus Law. These incentives may include, but are not limited to reductions in zoning standards, different development standards and design criteria, mixed-use zoning, or expedited staff review and permit processing.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Ongoing
Quantified Objectives: 20 multi-family residential units, with at least five units located on the west side of the city to encourage housing mobility Program 9: Encourage the construction of 3- and 4-bedroom units when subsidized affordable multi-family projects are proposed within the city, targeting increased availability of larger housing units in the area north of Pennington Road and east of SR 99. The city will coordinate with the Regional Housing Authority to encourage the inclusion of larger rental units and units located in higherresource areas of the city to encourage housing mobility. The City will review available funding opportunities to facilitate the inclusion on an annual basis and apply as funds become available in order to incentivize and facilitate the development of larger housing units. The city will ensure that development standards do not impede the development of larger uses, including parking, open space requirements, and other requirements.
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Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Ongoing. Review development standards to ensure the development of larger units is not constrained by June 2026 and adopt any necessary revisions within three months. Review available funding opportunities on an annual basis.
Quantified Objectives: Facilitate the creation of at least five affordable housing units that can accommodate larger families during the planning period, prioritizing rental units. At least three of these units will be located in the area north of Pennington Road and east of SR 99. Apply for funding at least once during the planning period.
Program 10: Participate in financing programs and agreements such as mortgage credit and bond financing to provide assistance to first time lower and moderateincome homebuyers. In addition, the city will determine the feasibility of participating in a consortium with other public agencies to take advantage of taxexempt bond financing. Assist the funding of these programs through the submission of HOME applications. Feasibility will be based on the amount of funding that could be used within the city in relation to the cost of participation and the attractiveness of these certificates to first-time homebuyers. By 2026, the city will identify existing public agency consortiums and determine the most feasible group in which to participate. The availability of these programs will continue to be publicized locally through brochures and quarterly newsletters available on the city’s website and city hall, as well as education of local finance agencies and real estate offices. Credit certificate allocations are available at a countywide level on a first-come first serve basis.
Funding: General Fund
Responsibility: City Manager, Finance Department, Regional Housing Authority
Time Frame: 2026 and Ongoing
Quantified Objectives: Increase financing options for affordable housing projects
Program 11: Provide assistance in preparing funding applications for affordable housing projects proposed by or with the Regional Housing Authority. By 2026, the city will also consider providing staff support in providing needed information for funding requests to increase the likelihood of receiving state or federal funding.
To promote its application assistance efforts, a representative of the city will meet 196
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annually, and additionally during the year as needed, with the housing authority to determine their interest in, and plans for, constructing affordable housing in Live Oak. Based on the clients to be served by proposed projects and the type of housing and services to be incorporated into funding requests, the city will assist the housing authority in identifying the most appropriate state and/or federal funding sources.
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department, City Manager, Finance Department
Time Frame: 2026 and Ongoing
Quantified Objective: Assist the Housing Authority in seeking funding to provide affordable housing to meet the City’s affordable housing obligations Program 12: The city will meet with representatives of each of the locally/regionally-based lending institutions to determine their interest in funding community development and housing activities, including participation in Federal Home Loan Bank Board affordable housing programs. For participating lenders, the city willserve as a liaison between the institution and housing providers seeking funding sources for their projects.
Funding Source: General Fund
Responsibility: City Manager and Finance Department
Time Frame: Ongoing
Quantified Objective: Increase funding options for affordable housing projects
Program 13: The city will seek the assistance of the Regional Housing Authority and non-profit housing organizations to identify and secure funding sources to develop vacant properties and to rehabilitate and convert non-residential buildings to residential use, particularly on the west side of the city.
Funding Source: General Fund
Responsibility: Community Development Department and City Manager Time Frame: Ongoing
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Quantified Objective: Improve collaboration among public and private agencies that provide housing and supportive services to lower-income households. Facilitate the development or conversion and rehabilitation of two units of lower-income housing through improved collaboration.
Program 14: Seek public funding options that would help subsidize impact fees for affordable housing projects. Provide impact fee credits, or delay payment of development impact fees for affordable housing development until the certificates of occupancy is issued, instead of at issuance of a building permit.
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department and City Manager Time Frame: Ongoing
Quantified Objective: Reduce the cost of development impact fees in order to provide incentive to the Housing Authority and other housing developers to build affordable housing
Program 15: The city will prioritize service for affordable housing. The city provides water and wastewater service. Although this is not currently planned, it is possible in the future that the city could contract with another water or sewer service provider. If this happens, the city will provide a copy of the adopted housing element to such water and wastewater service providers and ensure that they are aware of their legal requirement to prioritize service for affordable housing. Refer to Government Code Section 65589.7 in the conditions of approval for subdivisions that require “will- serve” letters from sewer and water districts.
Funding Source: General Fund
Responsibility: Community Development Department and City Manager Time Frame: Ongoing
Quantified Objective: To make applicants and service providers aware of state law requirements for serving affordable housing
Program 16: To comply with the state Employee Housing Act (Health and Safety Code Sections 17021.5,17021.6, and 17021.8), the city will review the zoning code and amend as necessary.
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department
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Time Frame: Zoning Amendment by December 31, 2025
Quantified Objective: 20 multi-family residential units Program 17: The city shall continue code enforcement to expedite the removal of illegal or unsafe dwellings, to eliminate hazardous site or property conditions, and resolve chronic building safety problems. In addition, the city will, on a request basis, arrange for inspections of residential properties where building code violations may be present and may need to be corrected. The city will seek funding to pay for the relocation expenses of low-income residents displaced as a result of the condemnation or required vacation of dwelling units due to code violations.
The city will follow the requirements of state law regarding the demolition or conversion of dwelling units occupied by lower-income households within the city.
Funding Source: General Fund and Grant Funding
Responsibility: Code Enforcement
Time Frame: Ongoing
Quantified Objective: Rehabilitate 15 residential units Program 18: Annually, the city will coordinate with the Regional Housing Authority and property owners of privately-owned, government-subsidized affordable housing projects with the specific commitment of maintaining affordability status of properties in the long term, as well as, the compliance with noticing requirements, and the coordination with qualified entities to purchase properties and provide education and support to tenants. In addition, the city will contact property owners of such affordable housing projects at least one year in advance of the date where properties could convert to market rate. The city, in collaboration with the housing authority, will describe options for maintaining affordability status. If the owner expresses an interest in selling or converting their properties, the city will contact the housing authority to determine interest in acquisition and operation of such properties, or to get assistance in seeking another interested investor or nonprofit housing corporation to acquire and continue operating the rental development for low-income households. The city will, in coordination with the housing authority, assist in identifying and applying for funds to maintain the affordability of rental units.
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department and City Manager Time Frame: Annually
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Quantified Objective: Preservation of affordable rental housing units Program 19: The city shall display multi-lingual fair housing posters in prominent locations in city buildings and facilities throughout the city, as well as distribute educational materials to property owners, apartment managers, and tenants every two years throughout the planning period.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Ongoing
Quantified Objective: Inform the public about fair housing laws Program 20: The city shall continue to work with the local fair housing council to provide fair housing services to the residents and property owners for resolving fair housing complaints. The city shall continue to refer fair housing complaints to the California Rural Legal Assistance (CRLA), or similar organization.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Ongoing
Program 21: The city shall develop a plan to Affirmatively Further Fair Housing (AFFH). The AFFH Plan shall take actions to address significant disparities in housing needs and in 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 any other State and federal fair housing and planning law.
Actions that the city will take to affirmatively further fair housing will include:
• Conduct a comprehensive review of the city’s Zoning Code to ensure compliance with State and federal fair housing laws. If the city identifies crime-free or nuisance ordinances or programs that result in penalties to landlord and evictions of tenants, the city will remove these to prevent displacement.
• Work with California Rural Legal Assistance on a quarterly basis to track fair housing complaints to enforce fair housing laws.
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• Support non-profit organizations in their efforts to combat lending practices that disproportionately impact people in protected classes including race, color, national origin, religion, sex, age, or disability. • Continue to refer individuals with complaints to California Rural Legal Assistance; assist individuals with this process to file the complaint. The city will continue to designate a point of contact at City Hall for referral information. If a request is made for translation to another language, the city will reach out to Alta Language services (or another organization, as appropriate) for assistance.
• Facilitate public education and outreach by creating informational flyers on fair housing and assistance programs and opportunities that will be made available at the City’s public counters, libraries, and on the city’s website. Information will be included with utility billing at least once per year. City Council meetings will include a fair housing presentation at least once per year. The city will provide materials in Spanish and other languages, as requested.
• Encourage multi-family housing near schools and utilize land use, zoning, and development standards to address barriers to housing choices in high opportunity areas such as Accessory Dwelling Unit (ADU) ordinances, minimum lot sizes, and transit availability.
• Develop a targeted program to connect lower-income residents with affordable rental and homeownership opportunities in the city. • Train staff, elected officials, and appointees on issues of disparity, structural racism, and inequality.
• Be sensitive to potential literacy or language limitations by structuring meetings and outreach in a way that minimizes the need to read materials or write information.
• Develop a proactive code enforcement program that targets areas of concentrated rehabilitation needs, results in repairs, and mitigates potential cost, displacement, and relocation impacts on residents. • Conduct at least one round of outreach related to the Home Repair Assistance Program before the end of the planning period. • Invest available funding in improving infrastructure, including road conditions, and access to opportunity in areas not currently designated as high resource. Pursue additional infrastructure funding as opportunities 201
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become available, at least once during the planning period. Apply for funding and/or submit funding allocation requests at least twice during the planning period to implement pedestrian infrastructure improvements and other traffic safety improvements identified in the Capital Improvement Plan and Yuba-Sutter Regional Safety Action Plan, including, but not limited to, crosswalks and a potential roundabout. The City will continue to implement its Bicycle, Pedestrian & Trails Plan, which includes policies to support a robust, safe transportation network and address safety concerns for pedestrians, cyclists, drivers, and public transit users. • Residents from areas of concentrated poverty to serve on boards, committees, task forces and other local government decision-making bodies.
The city will continue to support the efforts of the Housing Authority in administering the Housing Choice Voucher program. As city resources allow, to enhance housing mobility and access to higher opportunity areas, the city will:
• Conduct outreach to property managers in high resource areas with a low percent of vouchers to provide education on source of income discrimination and voucher programs and to encourage them to accept Section 8 assistance.
• Compile information on organizations that provide pre- and post-move services to voucher holders.
• Continue to collaborate schools to promote a diversity ofstudents and staff to serve lower income students.
• Encourage collaboration between local governments and community land trusts as a mechanism to develop affordable housing in higher-opportunity areas.
• Post information on the city’s website, including city-wide affordable rental registries.
• Encourage the development of four or more units in a building. • Implement accessibility programs to encourage housing mobility with a focus on improving access to housing, transit, public buildings and facilities, sidewalks, pedestrian crossings, and businesses, in particular through the Live Oak Bicycle, Pedestrian & Trails Plan. 202
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• In order to encourage housing mobility, conduct landlord outreach to educate them about source of income discrimination and voucher programs and to increase the number of participating properties.
Encourage the Housing Authority to:
• Extend search times for particular groups with housing choice vouchers, such as larger families with children or persons with disabilities. • Engage in regional cooperation and administration of vouchers (such as through portability and shared waiting lists);
The city will implement the following anti-displacement strategies:
• Support non-profit organizations that provide multi-lingual landlord/tenant mediation, foreclosure assistance, or tenant legal counseling services.
• Implement replacement requirements in targeted growth areas such as transit stations, transit corridors, job and housing rich areas, downtowns and revitalization areas or policies on sites identified to accommodate the housing needs of lower income households.
• Create a rent stabilization program beyond what is required by California Civil Code 1946.2.
• Create a just cause eviction program to improve tenant stability beyond what is required by California Civil Code 1946.2.
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department
Time Frame: Create plan by June 2026 and implement on an ongoing basis.
Program 22: The city will continue to implement state requirements for energy conservation in new residential projects and encourage retrofits of existing units.
Provide materials/access to utility-sponsored programs that educate residents on ways to reduce energy usage or costs.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Ongoing
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Quantified Objective: Compliance with minimum energy efficiency standards and retrofit 10 residential units.
Program 23: The city will monitor permitted ADUs and affordability by the fourth year of the planning period and take appropriate action such as adjusting the outreach approach before the end of the planning period Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department
Time Frame: 2027 and Ongoing
Program 24: The citywill establish awritten policy or procedure and other guidance as appropriate to specify the SB 35 streamlining approval process and standardsfor eligible projects, as set forth under Government Code Section 65913.4.
Additionally, the City will develop a preliminary application form and procedure or will adopt the Preliminary Application Form developed by HCD pursuant to SB 330.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Develop a SB 35 streamlining approval process within two years of adoption of the Housing Element, review annually. Develop or adopt HCD’s SB 330 preliminary application form by June 2026.
Program 25: The City of Live Oak will cooperate with the homeless shelter providers in the area to assist the needs of individuals and families without permanent housing. In addition, the city will support the development of transitional housing facilities to assist such persons in returning to permanent housing. This program consists of the following actions:
The city will allow for the expansion of existing homeless facilities and the siting of transitional housing facilities under its Zoning Ordinance (see Programs 29).
The city will meet with homeless shelter and service providers to determine future siting needs and the appropriate locations for such facilities.
Funding Source: General Fund
Responsibility: Community Development Department
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Time Frame: Ongoing.
Program 26: Seek to meet the needs of farmworkers and their families to increase the supply of affordable housing for low-income families, many of whom are farmworkers. The city will meet with the Agricultural Commissioner, farmers, ranchers, affordable housing advocates, and housing providers to address the housing needs of year-round and migrant farmworkers and to assist in the applications for State and federal funds.
The city may assist providers of farmworker housing in accessing state and federal funds.
Funding Source: General Fund
Responsibility: Community Development Department
Time Frame: Meet at least twice during the planning period.
Program 27: The City of Live Oak will continue its current zoning practices of promoting and permitting a wide range of alternative housing, including, Accessory Dwelling Units (ADUs), single-room occupancy, and the availability of a density bonus to developers interested in any of the sites identified for lowerincome housing through the following actions:
• Provide guidance and educational materials for building ADUs on the City’s website, including permitting procedures and construction resources.
• Track ADU approvals and affordability and adjust or expand the focus of its education and outreach efforts through the 2021-2029 planning period (see Program 23).
• Annually monitor state grants and financial incentives in connection with the planning, construction and operation of affordable ADUs. • Provide guidance and encourage the development of single-room occupancy.
• Update the City’s Density Bonus Ordinance to ensure compliance with State law.
Funding Source: General Fund
Responsibility: Community Development Department
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Time Frame: Ongoing, update Density Bonus Ordinance by December 31, 2025.
Program 28: In compliance with State law, the City of Live Oak will review the Zoning Code and amend as necessary to provide a ministerial process for reasonable accommodation requests for persons with disabilities seeking equal access to housing in application of zoning laws and other land use regulations. The City of Live Oak will publish information on its permit procedures in the form of brochures that are available at the permit counter at City Hall.
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department
Time Frame: Zoning Amendment by December 31, 2025
Program 29: In compliance with State law, the City of Live Oak will review and amend the Municipal Code to:
• Define and permit both transitional and supportive housing as a residential use in all zones allowing residential uses, treated no differently than residential dwellings of the same type in the same zone (Government Code Section 65583 (a)(5)). Specifically, permit transitional and supportive housing in the R-1, R-2 and allow supportive housing in the C-MU and C-MU (D) zones similar to other residential uses of the same type.
Additionally, the City will allow supportive housing as a permitted use without discretionary review in zones where multifamily and mixed-use developments are permitted, including nonresidential zones permitting multifamily uses (Government Code Section 65651).
• Permit low-barrier navigation centers—defined as low-barrier, temporary, service-enriched shelters to help homeless individuals and families quickly obtain permanent housing—by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing (Government Code Section 65662).
• Permit manufactured homes the same as single family dwellings. • Permit accessory dwelling units (ADUs) consistent with State law found in Government Code sections 66310 – 66342.
• Review existing development and managerial standards for emergency shelters to ensure they are objective and comply with State law. Adopt parking standards for emergency shelters that do not require more parking 206
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for emergency shelters than for other residential or commercial uses in the same zone, in compliance with Government Code Section 65583 (a)(4), and update the City’s definition of emergency shelters to includes other interim interventions including but not limited to, navigation centers, bridge housing, and respite or recuperative care, pursuant to Government Code section 65583, subdivision (a)(4).
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department
Time Frame: Zoning Amendment by December 31, 2025
Program 30: Coordinate with the Feather River Air Quality Management District (FRAQMD) and the California Department of Food and Agriculture (CDFA) to conduct outreach about available grant programs related to air and water quality as well as pesticide mitigation at least once per year.
Funding Source: General Fund and Grant Funding
Responsibility: Community Development Department
Time Frame: Conduct outreach at least once per year.
Quantitative Objective: Reach at least 100 households with information about available grant programs.
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HOUSING ELEMENT UPDATE
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April 2026 | CEQA Exemption Memorandum
HOUSING ELEMENT UPDATE
for City of Live Oak
City of Live Oak
Contact: Ben Moody, City Manager
9955 Live Oak Boulevard
Live Oak, California 95953
530.695.2112
Prepared by:
PlaceWorks
Contact: Mark Teague, AICP, Principal
101 Parkshore Drive, Suite 200
Folsom, California 95630
858.776.5574
www.placeworks.com
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TABLE OF CONTENTS
1. Introduction ......................................................................................................1
1.1 Statutory Exemptions............................................................................................ 1
2. Project Description............................................................................................3
2.1 Regional Location .................................................................................................. 3
2.2 Proposed Project ................................................................................................... 3
3. Findings Concerning CEQA Exemption................................................................9
3.1 CEQA Guidelines Section 15061(b)(3): Common Sense Exemption ....................... 9
3.2 Analysis in Support of Findings.............................................................................. 9
3.3 Conclusion ........................................................................................................... 14
3.4 References........................................................................................................... 14 Figures
Figure 2-1 Live Oak’s Sites Inventory......................................................................................5 Tables
Table 2-1 Live Oak’s Regional Housing Need ................................................................... 4 Table 3-1 Proposed Housing Element and CEQA Determination................................... 11
SOURCES
All documents cited in this report and used in its preparation are hereby incorporated by reference into this document. Copies of documents referenced herein are available for review at the City of Live Oak Community Development Department, 9955 Live Oak Boulevard, Live Oak, California 95953.
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1. INTRODUCTION
This section describes the standards for determining a significant effect on the environment from adoption of the proposed Housing Element Update (proposed project), pursuant to the requirements of the California Environmental Quality Act (CEQA).
1.1 STATUTORY EXEMPTIONS
Once it is determined that an activity is a project subject to CEQA, the City must then determine whether the project is exempt from CEQA. Pursuant to State CEQA Guidelines Section 15061(b), a project is exempt from CEQA if:
1. The project is exempt by statute (see, e.g., Article 18, commencing with Section 15260).
2. The project is exempt pursuant to a categorical exemption (see Article 19, commencing with Section 15300) and the application of that categorical exemption is not barred by one of the exceptions set forth in Section 15300.2.
3. The activity is covered by the common-sense exemption. CEQA applies only to projects that have the potential to cause a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question could have a significant effect on the environment, the activity is not subject to CEQA.
4. The project will be rejected or disapproved by a public agency (see Section 15270(b)).
5. The project is exempt pursuant to the provisions of Article 12.5, Exemptions for Agricultural Housing, Affordable Housing, and Residential Infill Projects, of Chapter 3 of the CEQA Guidelines.
This document provides information to decision makers regarding a finding that the proposed project would be a “common-sense” exemption under State CEQA Guidelines Section 15061(b)(3) because implementation of the proposed project would not have the potential to cause a significant effect on the environment, as further discussed in Section 3, Findings Concerning CEQA Exemption.
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2. PROJECT DESCRIPTION
2.1 REGIONAL LOCATION
The City of Live Oak is in Sutter County in northern California, within the Sacramento Valley. The city lies approximately 10 miles north of the city Yuba City and about 35 miles south of the city of Chico. State Route 99 runs north to south through the city and serves as the primary regional transportation corridor, connecting Live Oak to surrounding communities and the broader region. The surrounding area is predominantly agricultural, with orchards, farmland, and irrigation waterways characteristic of the Sacramento Valley landscape. Nearby natural features, such as the Feather River and the Sutter Buttes, further define the regional setting and contribute to the area’s agricultural productivity and rural character.
2.2 PROPOSED PROJECT
2.2.1 Project Background
The proposed 2021–2029 Housing Element (proposed project) would replace the City’s previous 2013–2021 Housing Element and serve as the guiding housing policy document to help meet the City’s future needs of housing for all the City’s economic levels.
As a policy document, the Housing Element would not result in physical changes and does not entitle or approve any development project. Rather, the document encourages the provision of affordable housing within housing development projects developed consistent with the existing land use designations in the Land Use Element of the General Plan, and zone districts and map established in the City of Live Oak Municipal Code. The site inventory for the proposed project is shown on Figure 2-1, Live Oak’s Sites Inventory.
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2.2.2 Meeting the City’s Regional Housing Needs Allocation Pursuant to Government Code Section 65584, the California Department of Housing and Community Development (HCD) developed the Regional Housing Needs Allocation (RHNA). The Sacramento Area Council of Governments (SACOG) is responsible for distributing the RHNA to the 6 counties and 22 cities within the Sacramento Region. SACOG allocates housing production goals for the counties and cities based on their share of the region’s population and employment growth.
The projected housing needs in the RHNA are categorized by income based on the standards of very low-, low-, moderate-, and above moderate-income households established by the United States Department of Housing and Urban Development (HUD). As shown in Table 2-1, Live Oak’s Regional Housing Need, Live Oak must accommodate 412 housing units, at the following income levels: 73 very low-income, 44 low-income, 87 moderate-income, and 208 above moderateincome units.
As detailed in Table 2-1, the city’s housing inventory includes building permits issued since the start of the planning period, units that have been constructed, approved projects, projected accessory dwelling units (ADUs), and relying on an inventory of land currently zoned to accommodate a variety of housing types. The city’s housing inventory would exceed the RHNA requirement by approximately 176 units, without the need for changes to existing land-use designations or zone districts.
Table 2-1 Live Oak’s Regional Housing Need
Income
Category RHNA
Building
Permits2
Units
Constructed/
Approved
Projects
Vacant
Sites
Inventory
Projected
ADUs
Total
Capacity
RHNA
Surplus
Very Low1 73 --- 32 97 1 130 13
Low 44
Moderate 87 --- --- 159 --- 159 72
Above
Moderate 208 77 172 48 2 299 91
Total 412 77 204 304 3 588 176
Source: Live Oak 2021.
1 Includes extremely low- and very low-income households. 2 Issued after May 15, 2021.
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Figure 2-1 Live Oak’s Sites Inventory
Source: Live Oak 2021.
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2.2.3 Proposed Housing Element Programs
The proposed project includes programs to encourage housing production and outline steps for future housing implementation. Housing programs define the actions the city will use to enact policies and achieve housing goals. Proposed programs include providing adequate sites for a variety of housing types, density bonus incentives, updates to zoning, minimum densities, maintaining the existing housing stock, housing for special-needs groups, funding strategies, strategies for irregular parcels, fair housing, and energy conservation. Except for the programs listed below, the programs are either informational or would not result in physical changes to the environment. Since CEQA requires the City to evaluate the environmental impacts of direct and reasonably foreseeable indirect physical changes, these specific programs are analyzed in Section 3.2, Analysis in Support of Findings.
The proposed Housing Element includes the following programs, which require the City to revise the zoning code, and their proposed changes.
Program 5
In compliance with State law, the city will review the zoning code and amend as necessary to allow residential care facilities serving six or fewer clients in all residential zones without a conditional use permit and care facilities with 7 or more persons consistent with other similar housing types).
Program 24
The city will establish a written policy or procedure 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. Additionally, the City will develop a preliminary application form and procedure or will adopt the Preliminary Application Form developed by HCD pursuant to SB 330.
Program 25
The City of Live Oak will cooperate with the homeless shelter providers in the area to assist the needs of individuals and families without permanent housing. In addition, the city will support the development of transitional housing facilities to assist such persons in returning to permanent housing. This program consists of the following actions:
The city will allow for the expansion of existing homeless facilities and the siting of transitional housing facilities under its Zoning Ordinance (see Programs 29).
The city will meet with homeless shelter and service providers to determine future siting needs and the appropriate locations for such facilities). 220
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Program 28
In compliance with State law, the City of Live Oak will review the Zoning Code and amend as necessary to provide a ministerial process for reasonable accommodation requests for persons with disabilities seeking equal access to housing in application of zoning laws and other land use regulations. The City of Live Oak will publish information on its permit procedures in the form of brochures that are available at the permit counter at City Hall.
Program 29
In compliance with State law, the City of Live Oak will review and amend the Municipal Code to:
Define and permit both transitional and supportive housing as a residential use in all zones allowing residential uses, treated no differently than residential dwellings of the same type in the same zone (Government Code Section 65583 (a)(5)).
Specifically, permit transitional and supportive housing in the R-1, R-2 and allow supportive housing in the C-MU and C-MU (D) zones similar to other residential uses of the same type. Additionally, the City will allow supportive housing as a permitted use without discretionary review in zones where multifamily and mixed-use developments are permitted, including nonresidential zones permitting multifamily uses (Government Code Section 65651)).
Permit low-barrier navigation centers—defined as low-barrier, temporary, serviceenriched shelters to help homeless individuals and families quickly obtain permanent housing—by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing (Government Code Section 65662). Permit manufactured homes the same as single family dwellings. Permit accessory dwelling units (ADUs) consistent with State law found in Government Code sections 66310 – 66342.
Review existing development and managerial standards for emergency shelters to ensure they are objective and comply with State law. Adopt parking standards for emergency shelters that do not require more parking for emergency shelters than for other residential or commercial uses in the same zone, in compliance with Government Code Section 65583 (a)(4), and update the City’s definition of emergency shelters to includes other interim interventions including but not limited to, navigation centers, bridge housing, and respite or recuperative care, pursuant to Government Code section 65583, subdivision (a)(4).
Because the amendments are designed to reflect current State law, they can be implemented today without any change to the zoning ordinance. The inclusion of the zoning text is at the request of HCD, and the changes do not represent a change from the existing condition and will not result in significant environmental impacts.
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3. FINDINGS CONCERNING CEQA EXEMPTION
3.1 CEQA GUIDELINES SECTION 15061(B)(3):
COMMON SENSE EXEMPTION
The proposed project is exempt as a “common-sense” exemption under CEQA Guidelines Section 15061(b)(3) because the project involves goals, policies, and programs to meet the City’s RHNA allocation that would not have the potential to cause a significant physical effect on the environment.
3.2 ANALYSIS IN SUPPORT OF FINDINGS
The proposed project includes programs that require the City to revise the zoning code to address development standards and barriers to support a variety of housing types in compliance with existing state law. As state law supersedes local ordinances the proposed zoning ordinance provisions can be implemented today, without any change to the city’s zoning ordinance. The changes requested by HCD to the zoning ordinance as part of the proposed Housing Element are intended to eliminate any confusion caused by having local ordinance read differently that state law.
The proposed project’s programs listed in Section 2.2.3 require updates to the zoning code to encourage housing modification for special-needs populations. All amendments to the zoning code affect building types that are already envisioned by the General Plan and permitted by the existing zoning code.
Table 3-1, Proposed Housing Element and CEQA Determination, provides a summary of each program and its CEQA applicability, demonstrating that these efforts are intended to bring the City into compliance with state housing law without causing substantial environmental impacts.
Additionally, any future zoning or land use changes for individual parcels or as part of a development project would be subject to separate CEQA review at the time they are proposed.
Moreover, future by-right residential projects (Program 29) would still be required to comply with applicable federal, state, and local regulations, including those protecting biological resources (e.g., the Migratory Bird Treaty Act), streambed alteration, wetlands, and air quality.
The proposed project’s programs do not directly authorize or result in physical construction, nor do they alter existing land use designations or zoning districts or facilitate expansion into previously undeveloped areas. Instead, they refine existing zoning standards, support infill 222
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development, and allow for a greater diversity of housing types in areas already designated for residential use. As such, these actions are limited to zoning code updates and administrative procedures, and as such it can be stated with certainty that there is no possibility of a significant environmental impact.
In conclusion, because these programs are regulatory, aligned with existing State law, and consistent with the City’s existing planning documents, they would not result in a significant effect on the environment. Therefore, the proposed programs are appropriately exempt from further CEQA review under the common-sense exemption (CEQA Guidelines Section 15061(b)(3)).
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Table 3-1 Proposed Housing Element and CEQA Determination Programs
California State Code
Section CEQA Determination
Program 5
In compliance with State law, the city will review the zoning code and amend as necessary to allow residential care facilities serving six or fewer clients in all residential zones without a conditional use permit and care facilities with 7 or more persons consistent with other similar housing types).
Health and Safety Code
Sections 1500 et seq.;
Government Code Section
65583(c)(3)
This program involves regulatory
amendments to ensure consistency
with state law and does not result in a
direct physical change to the
environment. Any indirect housingfacilitating actions would occur within existing land use designations and
zoning.
Program 24
The city will establish a written policy or procedure 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.
Additionally, the City will develop a preliminary application form and procedure or will adopt the Preliminary Application Form developed by HCD pursuant to SB 330.
Government Code Section
65913.4
Senate Bill 330
Administrative actions to implement
state-mandated procedures. Any future
development facilitated would occur
consistent with existing land use and
zoning regulations.
Program 25
The City of Live Oak will cooperate with the homeless shelter providers in the area to assist the needs of individuals and families without permanent housing. In addition, the city will support the development of transitional housing facilities to assist such persons in returning to permanent housing.
This program consists of the following actions:
The city will allow for the expansion of existing homeless facilities and the siting of transitional housing facilities under its Zoning Ordinance (see Programs 29).
The city will meet with homeless shelter and service providers to determine future siting needs and the appropriate locations for such facilities.
Government Code Section
65583
This program consists of policy
coordination and facilitation efforts and
does not directly authorize
development. Any future housing or
facility development would occur on
sites consistent with existing land use
designations and zoning.
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Programs
California State Code
Section CEQA Determination
Program 28
In compliance with State law, the City of Live Oak will review the Zoning Code and amend as necessary to provide a ministerial process for reasonable accommodation requests for persons with disabilities seeking equal access to housing in application of zoning laws and other land use regulations. The City of Live Oak will publish information on its permit procedures in the form of brochures that are available at the permit counter at City Hall.
Government Code Sections
65583(a)(5), 65008; Title 42
United States Code (U.S.C.)
Section 3601 et seq. (Fair
Housing Act)
Regulatory amendments and
informational materials that do not
result in direct physical environmental
impacts. Any accommodations would
occur within existing development
standards and zoning.
Program 29
In compliance with State law, the City of Live Oak will review and amend the Municipal Code to:
Define and permit both transitional and supportive housing as a residential use in all zones allowing residential uses, treated no differently than residential dwellings of the same type in the same zone (Government Code Section 65583 (a)(5)). Specifically, permit transitional and supportive housing in the R-1, R-2 and allow supportive housing in the C-MU and C-MU (D) zones similar to other residential uses of the same type. Additionally, the City will allow supportive housing as a permitted use without discretionary review in zones where multifamily and mixed-use developments are permitted, including nonresidential zones permitting multifamily uses (Government Code Section 65651).
Permit low-barrier navigation centers—defined as low-barrier, temporary, service-enriched shelters to help homeless individuals and families quickly obtain permanent housing—by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing (Government Code Section 65662).
Permit manufactured homes the same as single family dwellings. Permit accessory dwelling units (ADUs) consistent with State law found in Government Code sections 66310 – 66342.
Government Code Sections
65583 (a)(5), 65651, 65662,
66310 – 66342, 65583
(a)(4), 65583, subdivision
(a)(4)
Amendments to ensure consistency
with state law. Any development
facilitated by these amendments would
occur within existing land use
designations and zoning and would not
increase allowable density or intensity
beyond what is currently permitted.
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Programs
California State Code
Section CEQA Determination
Review existing development and managerial standards for emergency shelters to ensure they are objective and comply with State law. Adopt parking standards for emergency shelters that do not require more parking for emergency shelters than for other residential or commercial uses in the same zone, in compliance with Government Code Section 65583 (a)(4), and update the City’s definition of emergency shelters to includes other interim interventions including but not limited to, navigation centers, bridge housing, and respite or recuperative care, pursuant to Government Code section 65583, subdivision (a)(4). 226
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3.3 CONCLUSION
As analyzed in Section 3.2, Analysis in Support of Findings, the proposed project meets the criteria for the common-sense exemption. Accordingly, this document finds that a Notice of Exemption is appropriate for the proposed project pursuant to CEQA Guidelines Section 15061(b)(3)).
3.4 REFERENCES
Live Oak, City of. 2021. 2021-2029 Housing Element.
https://www.liveoakcity.org/home/showpublisheddocument/2244/638314013351070000. 227
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
May 7, 2026
Ben Moody, City Manager
City of Live Oak
9955 Live Oak Blvd
Live Oak, CA 95953
Dear Ben Moody:
RE: City of Live Oak’s 6th Cycle (2021-2029) Revised Draft Housing Element Thank you for submitting the City of Live Oak’s (City) revised draft housing element update which was received for review on March 9, 2026 along with revisions received on May 5, 2026. The revisions were posted and made available to the public for seven days prior to review. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The revised draft element, with revisions, meets the statutory requirements that were described in HCD’s January 9, 2026 review. The housing element will substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq) when the element is adopted, submitted to, and approved by HCD, in accordance with Government Code section 65585.
As a reminder, the City’s 6th Cycle housing element was due May 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 6th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element, adopt, and submit to HCD to regain housing element compliance.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
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Ben Moody, City Manager