B - 32 258
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 33 259
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 34 260
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 35 261
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 36 262
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 37 263
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 38 264
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 39 265
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 40 266
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 41 267
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 42 268
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 43 269
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 44 270
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 45 271
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 46 272
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 47 273
City of Yreka 6th Cycle Housing Element
DRAFT January 2023
B - 48 274
¬«3
¬«263
¬«3
§¨¦5
§¨¦5
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community [
0 0.5 1 Miles
Map Date: 8/8/2022
City of Yreka
Very High Fire Severity
Figure 16 City of Yreka
Fire Hazard Severity Zones
Fire Hazard Severity data is from Local
Responsibility Areas (LRA) and State or
Federal Responsibility Areas (SRA).
275
City of Yreka 6th Cycle Housing Element
Draft January 2023
APPENDIX C
INVENTORY OF SITES
276
City of Yreka 6th Cycle Housing Element
Draft C-1 January 2023
APPENDIX C: INVENTORY OF SITES
As discussed in section 4.3.6 of Appendix A, the City of Yreka’s regional housing needs allocation for the 6th cycle is two housing units, one low income unit and one very low income unit. APN 053-642-600 is designated to meet the City’s need, and details about the parcel are provided in Table C-1 Pursuant to Government Code Section 66583.2(c)(3), the City is using the default density of 15 dwelling units per acre that allows sites to be deemed appropriate to accommodate housing for lower income households.
APN 053-642-600 is 5.53 acres in size, and is located near the intersection of Juniper Drive and Montague Road.
The site is designated by the Yreka General Plan as High Density Residential (HRD), which has maximum allowable density of 16 dwelling units per acre. Consistent with the General Plan and the HRD land use designation, the entirety of the site is zoned and planned for multifamily development with a density range of one to 16 dwelling units per acre (R-3-16). At 100 percent buildout, the site’s full buildout is 89 units could be developed. Both water and sewer services are available at the parcel’s frontage. Dry utilities, i.e., electricity, internet, and phone, are available also at the parcel’s frontage. For the City’s 5th cycle housing element, the site was a designated inventory site. However, it was not a designated inventory site in City’s 4th cycle housing element.
To estimate the realistic capacity of APN 053-642-600, the City is using the Siskiyou Crossroads housing project applied for and approved in 2021 as a guide. Siskiyou Crossroads is a 50-unit multifamily development developed on a split zone parcel: R-3-12/M-1. The R-3-12 zone portion of the property is 4 acres, with remaining 10 acres being zoned M-1 which only allows emergency shelters and does not allow any other residential uses. For the R3-12 portion of the property the buildout density of the Siskiyou Roads project is 13 dwelling units per acre. One hundred percent of the units are affordable to the target population of 60 percent or less of the area median income, with 24 of the units designated as permanent supportive housing. The Siskiyou Crossroads project indicates the City is capable of achieving 100 percent buildout and for the designated income category. However, it is noted the Siskiyou Crossroads property is County-owned. As government owned property, barriers to 277
City of Yreka 6th Cycle Housing Element
Draft C-2 January 2023
acquisition and site control are significantly reduced. For privately owned property, like APN 053-0642-600, the property owner must be willing to sell and the purchase price is likely to include the owner’s estimated return on investment.
The City’s regulatory requirement that multifamily developments configured as more than fourplexes must first secure a CUP is a potentially limiting factor for a housing development achieving the full buildout density. A discount of 30 percent has been applied to account for the potential limits. This adjustment results in realistic capacity of 62 units which is still more than adequate for the City to meet its RHNA obligation for two lower income units during the 6thc cycle planning period.
1. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS
OF SITES INVENTORY
APN 053-642-600, the site identified in the City’s inventory, was one of 19 sites evaluated in 2019 by Housing Tools for feasibility for a permanent supportive housing development and was supported by No Place Like Home (NPLH) program funding. The target population for permanent supportive housing aligns with the income of very low income households. The feasibility evaluation considered and ranked potential for neighborhood integration using the measures listed below. These four measures are indicators for AFFH:
• What is the site’s proximity to public transportation and services (grocery stores, parks, schools, libraries, hospitals and clinics, pharmacies)?
• How walkable is the neighborhood?
• Are adjacent land uses compatible with affordable housing? • How likely is it that the development would receive neighborhood opposition? The above attributes were verified by conducting site visits, and interviewing local government officials and a local real estate professional. APN 053-652-600 ranked in the Tier 2, receiving 10 points (out of a possible 12).
For the neighborhood integration subcategory the site scored 2 points (out of a possible 3). The site’s attributes that resulted in the score are:
Pros: The site is within 1 mile of Grocery Outlet, a bus stop serviced by five bus lines, Newton Park, Ringe Park, Yreka High School, and Yreka Immediate Care Clinic.
Cons: The site is not as well integrated into the community and as pedestrian-friendly as many of the other sites analyzed
The Housing Tools study also noted that the site is adjacent to the Juniper Apartment development, which is an affordable rental complex. Otherwise, the surrounding adjacent land is vacant. Despite being surrounded by vacant land, the property is close to a number of services by way of Montague Road to West Yreka, including Grocery Outlet, a bus stop serviced by five bus lines, two parks and Yreka High School.
The site is located in a Low Resource area, however, according to the 2021 TCAC Opportunity Areas composite mapping. The Housing Element includes a number of programs that directly aim to improve opportunities in the higher resource areas of the City. The programs to increase the variety of housing types, to support and encourage property owners to consider ADU and SB 9 (2021) housing development, seek federal and state funding for enable lower income households to make repairs to their homes to improve the conditions of to support a that for housing development.
278
City of Yreka 6th Cycle Housing Element
Draft January 2023
APPENDIX D
FUNDING RESOURCES
279
City of Yreka 6th Cycle Housing Element
Draft D - 1 September 2022
APPENDIX D - FUNDING RESOURCES
Appendix D focuses on governmental funding programs that support housing development. While this Appendix does not attempt to identify funding available from private organizations, the City is interested in supporting housing projects seeking funding through other channels. There are numerous active federal and state funding programs. Each program has administrative regulations that specify who may be eligible to apply for program funding. Some programs allow housing developers to apply directly, and only allow governmental agencies, i.e., a city or a housing authority, to apply for funding. Many of the programs stipulate only “shovel ready” projects are eligible. State and federal funding that may be used to off-set acquisition and pre-development costs are limited. Almost unilaterally programs are highly competitive and oversubscribed. Almost all programs for housing construction are income qualified and require enforceable covenants to assure affordability.
Some of programs that are administered by the California Department of Housing and Community Development (HCD) are noted as being currently archived. An archived program means the program does not currently have funding allocated by the Legislature. Archived programs may have projects that in asset management and compliance phases. Archived may become active if the Legislature allocates funding to the program. 280
City of Yreka 6th Cycle Housing Element
Draft D - 2 September 2022
The following funding programs may be able to assist the City in meeting its affordable housing goals:
Program Name Description Eligible Activities
Federal Programs
Community Development Block
Grant (CDBG) Program
The Department of Housing and Urban Development (HUD)
awards Community Development Block Grants annually to
entitlement jurisdictions and states for general activities, including housing, and economic development activities. HUD also offers various other programs that can be utilized by the City and nonprofit and for- profit agencies for the preservation of low-income housing units such as Section 202 and Section 108 loan guarantees.
The annual appropriation for CDBG is split between states and local jurisdictions called “entitlement communities.”
Acquisition Rehabilitation Homebuyer
Assistance
Economic Development Assistance
Homeless Assistance Public Services
Infrastructure Replacement
HOME Investment Partnerships
Program
The Home Investment Partnerships Program (HOME) was
created under the Cranston Gonzalez National Affordable Housing Act enacted in November 1990. HOME funds are
awarded annually as formula grants to participating
jurisdictions. HUD establishes Home Investment Trust Funds for each grantee, providing a line of credit that the jurisdiction may draw upon as needed. The program’s flexibility allows states and local governments to use HOME funds for grants, direct loans, loan guarantees, or other forms of credit enhancement or rental assistance or security deposits.
Acquisition Rehabilitation Homebuyer
Assistance Rental Assistance
Housing Choice Voucher (HCV)
Rental Assistance (Section 8)
Provides rental assistance payments to owners of market-rate properties on behalf of very-low-income tenants.
Rental Assistance. Public housing agencies
(PHA) administer HCVs. While the City cannot
directly administer HCVs, the City can continue
to work with local the PHAs, e.g., Shasta
County Housing Authority and the Karuk Tribe
Housing Authority, on the HCV administration
and support their efforts. Further, the City can
partner with these agencies to ensure there are
adequate units available, and facilitate housing
developments that will utilize project-based
rental assistance.
281
City of Yreka 6th Cycle Housing Element
Draft D - 3 September 2022
Program Name Description Eligible Activities
Section 811 Provides grants to nonprofit developers of supportive housing for disabled persons. The grants may be used to construct or rehabilitate group homes, independent living facilities, and intermediate care facilities. The grants may also have a rental assistance component.
Acquisition Rehabilitation New Construction
Rental Assistance
Section 203(k) Provides fixed-rate, low-interest loans to organizations wishing to acquire and rehabilitate property.
Land Acquisition Rehabilitation
Refinancing of Existing Debt
Section 202 Grants to private nonprofit developers of supportive housing for very low-income seniors.
New Construction
Low Income Housing Tax Credits
(LIHTC)
In 1986, Congress created the federal Low Income Housing Tax Credits to encourage private investment in the acquisition, rehabilitation, and construction of low-income rental housing.
Because high housing costs in California make it difficult, even with federal credits, to produce affordable rental housing, the California legislature created a state low-income housing tax credit program to supplement the federal credit. The state credit is essentially identical to the federal credit, the Tax Credit Allocation Committee allocates both, and state credits are only available to projects receiving federal credits. Twenty percent of federal credits are reserved for rural areas and 10 percent for nonprofit sponsors. To compete for the credit, rental housing developments have to reserve units at affordable rents to households at or below 46 percent of area median income. The targeted units must be reserved for the target population for 55 years.
New Construction
Mortgage Credit Certificate
Program
Offers income tax credits to first-time homebuyers. The County distributes the credits.
Homebuyer Assistance
Supportive Housing Program
(SHP)
Offers grants to agencies who offer supportive housing and services to the homeless.
Transitional Housing, housing for persons with
disabilities, supportive housing, and support
services
Community Reinvestment Act The Community Reinvestment Act (CRA), enacted by Congress in 1977, is intended to encourage depository institutions to help meet the credit needs of the communities in which they
operate, including low- and moderate-income neighborhoods, New Construction Rehabilitation Acquisition
Support Services Supportive Housing
Homebuyer Assistance
282
City of Yreka 6th Cycle Housing Element
Draft D - 4 September 2022
Program Name Description Eligible Activities
consistent with safe and sound banking operations. The CRA requires that each insured depository institution’s record in helping meet the credit needs of its entire community be evaluated periodically. That record is taken into account in considering an institution’s application for deposit facilities, including mergers and acquisitions.
State Programs: Administered by the California Department of Housing and Community Development (HCD) Emergency Solutions Grant Awards grants to nonprofits for the provision of shelter support services.
Support Services
Multi-Family Housing Program
(MHP)
Provides loans for new construction, rehabilitation, and preservation of affordable rental housing. Payments on the loans are deferred for a specified period of time.
New Construction
Rehabilitation Preservation
CalHOME Provides grants to local governments and nonprofit agencies for homebuyer assistance, rehabilitation, and new
construction. The agency also finances acquisition,
rehabilitation, and replacement of manufactured homes.
Homebuyer Assistance Rehabilitation
New Construction
California Self-Help Housing
Program
Provides grants for the administration of mutual self-help housing projects.
Homebuyer Assistance New Construction
Administrative Costs. This program is currently
archived.
Emergency Housing and
Assistance Program
Provides grants to support emergency housing. Shelters and transitional housing.
This program is currently archived
Affordable Housing and
Sustainable Communities
Program
Provides funding to support infill development projects with the goal of reducing greenhouse gas emissions.
New Construction Rehabilitation
Veterans Housing and Homeless
Prevention Program
Provides funding to buy, construct, rehabilitate or preserve affordable multi-family housing for veterans and their families.
Acquisition Construction Rehabilitation
Preservation
SB 2 – Building Jobs and Homes
Act
Provides planning grant funding to jurisdictions for plans and process improvements that will help to accelerate housing production.
Technical Assistance Planning Document
Updates
Local Early Action Planning
(LEAP) Grants
The Local Action Planning Grants (LEAP), provides over-thecounter grants complemented with technical assistance to local governments for the preparation and adoption of
planning documents, and process improvements that:
1) Accelerate housing production
Housing element updates
Updates to zoning, plans or procedures to
increase/accelerate housing production
Pre-approved architectural and site plans
Establishing State-defined Pro-housing policies
283
City of Yreka 6th Cycle Housing Element
Draft D - 5 September 2022
Program Name Description Eligible Activities
Facilitate compliance to implement the sixth-cycle Regional Housing Needs Assessment.
See complete list in program materials
No Place Like Home Through a County application process, provides loans to acquire, develop, preserve, or rehabilitate permanent
supportive housing facilities.
Permanent Supportive Housing
Infrastructure Infill Grant Provides gap financing for infrastructure improvements necessary to support the development of affordable infill housing.
Infrastructure Improvements. Developers of
qualifying housing projects and local
governments may both apply for this funding
program.
Local Housing Trust Fund
Program
Provides matching grants to funds provided by Local Housing Trust Funds.
Site Acquisition Site Development
Homebuyer Assistance Transitional Housing
Emergency Shelter Multi-Family Housing
Local Housing Trust Fund program funds may
be used to leverage a funding of local or
regional housing trust fund.
Transit Oriented Development
Program
Supports the development of affordable multi-family rental housing near transit stations through low-interest loans.
New construction rehabilitation and
infrastructure improvements. This program is
currently archived.
CA Covid-19 Rent Relief Program Provides local governments in California with emergency rental assistance funds.
For local governments and tribes within
California seeking Emergency Rental Assistance
Funds.
Excess Sites Local Government
Matching Grants Program
Provides grant funding to support and accelerate selected affordable housing projects on excess state sites.
This program is specifically earmarked for State
lands designated as excess pursuant to
Executive Order (EO) N-06-19 for Affordable
Housing Development. At this time there are no
excess State sites designated in the City of
Yreka or sites under consideration, therefore
the City would not be eligible for funding.
Foreclosure Intervention Housing
Preservation Program
Provides funds to preserve affordable housing and promote resident or nonprofit organization ownership of residential real property at risk for foreclosure or in the process of foreclosure.
The purpose of this program is to preserve
affordable housing and promote resident or
nonprofit organization ownership of residential
real property. Funds are to be made available as
loans or grants to eligible borrowers to acquire
284
City of Yreka 6th Cycle Housing Element
Draft D - 6 September 2022
Program Name Description Eligible Activities
and rehabilitate properties at risk of foreclosure
or in the foreclosure process.
Golden State Acquisition Fund Provides developers with loans for acquisition or preservation of affordable housing.
• Vacant Land
• Existing Properties for Rental or
homeownership
HOME American Rescue Plan Provides assistance to individuals or households that may be at risk for or experiencing homelessness, and other vulnerable populations.
• Production or Preservation of Affordable
Rental Housing
• Purchase and Development of NonCongregate Shelter
• Tenant-Based Rental Assistance
• Supportive Services, Homelessness
Prevention Services, and Housing Counseling
• Nonprofit Operating and Capacity Building
Assistance
Homekey Provides grants for acquiring and rehabilitating a variety of housing types to help rapidly expand housing for persons experiencing or at risk of homelessness.
• Buildings that could be converted to
permanent or interim housing
• Master leasing of properties for noncongregate housing • Conversion of units from nonresidential to
residential
• New construction of dwelling units
• The purchase of affordability covenants and
restrictions for units
• Relocation costs for individuals who are
being displaced as a result of the Homekey
Project
• Capitalized operating subsidies for units
funded under the Homekey Round 2 NOFA
for FY 21-22
Housing for Healthy California Provides funds for the creation and support of new and existing permanent supportive housing for people experiencing chronic homelessness or are homeless and high-cost health users.
Acquisition and/or new construction
285
City of Yreka 6th Cycle Housing Element
Draft D - 7 September 2022
Program Name Description Eligible Activities
Housing Navigators Program Provides funds to counties for the support of housing navigators meant to help young adults aged 18-21 years secure and maintain housing, prioritizing young adults in the foster care system.
• Assist young adults to secure/maintain
housing
• Provide housing case management
• Prevent young adults from homelessness
• Improve coordination of services and
linkages to key resources in the community
Joe Serna, Jr. Farmworker
Housing Grant Program
Provides funds for new construction, rehabilitation, and acquisition of owner-occupied and rental units for agricultural workers, prioritizing lower income households.
• Land acquisition, site development,
construction, rehabilitation, design services
• Operating and replacement reserves,
repayment of predevelopment loans
• Provision of access for the elderly or disabled
• Relocation, homeowner counseling
Mobilehome Park Rehabilitation
and Resident ownership Program
Provides low-interest loans for financing the preservation of affordable mobilehome parks for ownership or control by resident organizations, nonprofit housing sponsors, or local public agencies.
• Purchase/conversion of mobilehome park
• Rehabilitation or relocation of a purchased
park
• Purchase by a low-income resident of a share
or space in a converted park
• Pay for the cost to repair low-income
residents’ mobilehomes
Permanent Local Housing
Allocation
Provides grant funding to local governments for housingrelated projects and programs that assist in addressing the unmet housing needs of their local communities.
• Increase supply of housing
• Increase assistance to affordable housing
• Assist persons at risk for homelessness
• Facilitate housing affordability
• Promote projects and programs related to
regional housing needs allocation
• Ensure geographic equity in the distribution
of funds
Pet Assistance and Support
Program
Provides grant funding for homeless shelters for pet shelter, food, and basic veterinary services for pets owned by persons experiencing homelessness.
• Provision of shelter
• Pet food and supplies
• Basic veterinary services
Portfolio Reinvestment Program Provides funds to rehabilitate and extend the long-term affordability of HCD-funded housing projects.
• Permanent loans for rehabilitation
• Forgivable loans for capitalized operating
subsidy reserves
286
City of Yreka 6th Cycle Housing Element
Draft D - 8 September 2022
Program Name Description Eligible Activities
Regional Early Action Planning
Grants
Provides support for transformative planning and
implementation of activities meant to accelerate infill and affordable developments.
• Acceleration of infill housing development
• Realizing multimodal communities
• Shifting travel behavior by reducing driving
• Increasing transit ridership
Accelerator Provides gap funding for the replacement of tax credit equity in shovel-ready projects in order to reduce the backlog of projects in the CDLAC funding pipeline and accelerate the development of housing to those in need
Multifamily Housing
State Programs: Administered by California Housing Finance Agency (CalHFA) Affordable Housing Partnership
Program (AHPP)
Provides lower interest rate CalHFA loans to homebuyers who receive local secondary financing.
Homebuyer Assistance
Self-Help Builder Assistance
Program
Provides lower interest rate CalHFA loans to owner-builders who participate in mutual self-help housing projects. Also provides site acquisition, development financing, and
construction financing for self-help projects.
• Homebuyer Assistance Site Acquisition
• Site Development
• Home Construction
California Housing Assistance
Program
Provides 3% silent second loans in conjunction with 97% CalHFA first loans to give eligible homebuyers 100% financing.
Homebuyer Assistance
Extra Credit Teacher Program Provides $7,500 silent second loan with forgivable interest in conjunction with lower-interest-rate CalHFA firstloans to assist eligible teachers in buying homes.
Homebuyer Assistance
Housing Enabled by Local
Partnerships
Provides 3% interest rate loans, with repayment terms up to 10 years, to local government entities for locally determined affordable housing priorities.
Wide Range of Eligible Activities
Predevelopment Loan Program The California Department of Housing and Community Development (HCD) administers the program, which provides funds to pay the initial costs of developing affordable housing developments. Priority is given to applications with matching financing from local redevelopment agencies or federal
programs.
Pre-development
Multifamily Housing Program HCD conducts the acquisition and rehabilitation component of the Multifamily Housing Program to acquire and rehabilitate existing affordable rental housing. Priority is given to projects currently subject to regulatory restrictions that may be terminated. Assistance is provided through low interest Rental Acquisition Rental Rehabilitation
287
City of Yreka 6th Cycle Housing Element
Draft D - 9 September 2022
Program Name Description Eligible Activities
construction and permanent loans. Eligible applicants include local government agencies, private nonprofit organizations, and for-profit organizations.
Transitional Housing Program
for Emancipated
Foster/Probation Youth (THPPlus)
This program provides funds for housing and services for persons who need support services for transition-age youth.
Supportive Housing Foster Care
Special Needs Housing Program Allows local governments to use Mental Health Services Act (MHSA) funds to finance the development of permanent
supportive rental housing.
New Construction Supportive Housing
Home Mortgage Purchase
Program
CalHFA sells bonds to raise funds for providing below-marketrate loans to qualifying first-time homebuyers.Homebuyer Assistance ADU Grant Program Provides funding to reimburse pre-development and nonrecurring closing costs associated with the construction of the ADU for income-qualified applicants. Predevelopment costs include site prep, architectural designs, permits, soil tests, impact fees, property survey, and energy reports.
New construction of an Accessory Dwelling
Unit, or conversion of an existing accessory
structure to an Accessory Dwelling Unit.
Local Program and Private Sources
Federal Home Loan Bank System Facilitates affordable housing programs (AHP), which subsidize the interest rates for affordable housing. The San Francisco Federal Home Loan Bank District provides local service in California. Interest rate subsidies under the AHP can be used to finance the purchase, construction, and/or rehabilitation of rental housing. Very-low- income households must occupy at least 20% of the units for the useful life of the housing or the mortgage term.
Acquisition
New Construction Rehabilitation
Tax Exempt Housing Revenue
Bond
Housing mortgage revenue bonds can be provided, which
require the developer to lease a fixed percentage of the units to low-income families at specific rental rates.
New Construction
Rehabilitation Acquisition
Federal National Mortgage
Association (Fannie Mae)
Fannie Mae offers a variety of mortgages, including traditional fixed-rate, low down-payment for underserved low-income areas,
and mortgages that fund the purchase and rehabilitation of a home.
Homebuyer Assistance Rehabilitation
288
City of Yreka 6th Cycle Housing Element
Draft D - 10 September 2022
Program Name Description Eligible Activities
California Community
Reinvestment Corporation
Nonprofit mortgage banking consortium designed to provide long- term debt financing for affordable multi-family rental housing.
Nonprofit and for-profit developers contact member banks.
New Construction
Rehabilitation Acquisition
Freddie Mac HomeOne and
Renovation Mortgages
Provides down-payment assistance to first-time homebuyers and second mortgages that include a rehabilitation loan.
Homebuyer Assistance Rehabilitation
289
City of Yreka 6th Cycle Housing Element
Draft January 2023
APPENDIX E
GLOSSARY
290
City of Yreka 6th Cycle Housing Element
Draft E - 1 January 2023
APPENDIX E - GLOSSARY
The following definitions are for commonly used terms in the housing element:
Above Moderate-Income: Above moderate-income households are defined as households with incomes over 120 percent of the county median.
Affordability Covenant: A property title agreement that places resale or rental restrictions on a housing unit; also known as a deed restriction.
Affordable Housing: The relationship between the price of housing in a region (either sale price or rent) and household income. Under State and federal statutes, housing that costs no more than 30 percent of gross household income, with some variations, is considered to be affordable housing. Housing costs include rent or mortgage payments, taxes, utilities, solid waste and recycling fees, insurance, homeowner association fees, and related costs.
Assisted Housing: A unit that rents or sells for less than the prevailing market rate due to governmental monetary intervention or contribution. The terms “assisted” and “subsidized” are often used interchangeably.
At-Risk Housing: Applies to existing subsidized affordable rental housing units, especially federally subsidized developments, that are threatened with conversion to market rents because of termination of use restrictions, due to expiration or non-renewal of subsidy arrangements.
Below Market Rate (BMR) Unit: A housing unit that sells or rents for less than the going market rate. It is typically used in reference to housing units that are directly or indirectly subsidized or have other restrictions in order to make them affordable to very low-, low-, or moderate-income households.
By-Right: The City’s review of the owner-occupied or multifamily residential use may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code. Any subdivision of the sites shall be subject to all laws, including, but not limited to, the City’s ordinance implementing the Subdivision Map Act. A City ordinance may provide that “use by right” does not exempt the use from design review. However, that design review shall not constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.
Community Development Block Grant (CDBG): The State CDBG program was established by the federal Housing and Community Development Act of 1974, as amended (42 USC 5301, et seq.). The primary federal objective of the CDBG program is the development of viable urban communities by providing decent housing and a suitable living environment and by expanding economic opportunities, principally for persons of low and moderate income. "Persons of low and moderate income," or the "targeted income group" (TIG), are defined as families, households, and individuals whose incomes do not exceed 80 percent of the county median income, with adjustments for family or household size.
Condominium: A building or group of buildings in which units are owned individually, but the structure, common areas, and facilities are owned by all owners on a proportional, undivided basis. Continuum of Care: An approach that helps communities plan for and provide a full range of emergency, transitional, and permanent housing and service resources to address the various needs of homeless persons at the point in time that they need them. The approach is based on the understanding that homelessness is not caused merely by a lack of shelter, but involves a variety of underlying, unmet needs—physical, economic, and social. Designed to encourage localities to 291
City of Yreka 6th Cycle Housing Element
Draft E - 2 January 2023
develop a coordinated and comprehensive long-term approach to homelessness, the Continuum of Care consolidates the planning, application, and reporting documents for the US Department of Housing and Urban Development’s Shelter Plus Care, Section 8 Moderate Rehabilitation Single-Room Occupancy Dwellings (SRO) Program, and Supportive Housing Program (US House Bill 2163).
Cost Burden: A household has a "housing cost burden" if it spends 30 percent or more of its income on housing costs. A household has a "severe housing cost burden" if it spends 50 percent or more of its income on housing.
Owner housing costs consist of payments for mortgages, deeds of trust, contracts to purchase, or similar debts on the property; real estate taxes; fire, hazard, and flood insurance on the property; utilities; and fuels. Where applicable, owner costs also include monthly condominium fees. Renter calculations use gross rent, which is the contract rent plus the estimated average monthly cost of utilities (electricity, gas, water, and sewer) and fuels (oil, coal, kerosene, wood, etc.) ifthese are paid by the renter (or paid for the renter by someone else). Household income is the total pre-tax income of the householder and all other individuals at least 15 years old in the household. In all estimates of housing cost burdens, owners and renters for whom housing cost-to-income was not computed are excluded from the calculations.
Decennial Census: Every ten years, the Census Bureau conducts a national household survey, producing the richest source of nationally available small-area data. Article I of the Constitution requires that a census be taken every ten years for the purpose of reapportioning the US House of Representatives. The federal government uses decennial census data for apportioning congressional seats, for identifying distressed areas, and for many other activities. Census data is collected using two survey forms: the short form and the long form. Short form information is collected on every person and includes basic characteristics, such as age, sex, and race. The long form is sent to one out of every six households and collects more detailed information, such as income, housing characteristics, and employment. Most of the indicators in DataPlace are from the long form and are thus estimates based on the sample of households. These values may differ considerably from the same indicators based on the short form data, particularly for small areas.
Density: The number of housing units on a unit of land (e.g., 10 units per acre).
Density Bonus Programs: Allows minimum density increase over the zoned maximum density of a proposed residential development, if the developer makes a specified amount of units affordable to lower-income households.
Development Impact Fees: A fee or charge imposed on developers to pay for a jurisdiction’s costs of providing services to new development.
Development Right: The right granted to a landowner or other authorized party to improve a property. Such right is usually expressed in terms of a use and intensity allowed under existing zoning regulation.
Disability: As used in Appendix A, Needs Assessment, the 2020 American Community Survey (ACS) and Puerto Rico Community Survey 2020 Subject Definitions, are used. Disability is defined as the product of interactions among individuals’ bodies; their physical, emotional, and mental health; and the physical and social environment in which they live, work, or play. Disability exists where this interaction results in limitations of activities and restrictions to full participation at school, at work, at home, or in the community. Disability is a dynamic concept that changes over time as one’s health improves or declines, as technology advances, and as social structures adapt. ACS questionnaires cover six disability types:
• Hearing difficulty: deaf or having serious difficulty hearing (DEAR). • Vision difficulty: blind or having serious difficulty seeing, even when wearing glasses (DEYE). 292
City of Yreka 6th Cycle Housing Element
Draft E - 3 January 2023
• Cognitive difficulty: Because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions (DREM).
• Ambulatory difficulty: Having serious difficulty walking or climbing stairs (DPHY). • Self-care difficulty: Having difficulty bathing or dressing (DDRS). • Independent living difficulty: Because of a physical, mental, or emotional problem, having difficulty doing errands alone such as visiting a doctor’s office or shopping (DOUT).
Respondents who report anyone of the six disability types are considered to have a disability. Further details can be found in these documents: How Disability Data are Collected from The American Community Survey (census.gov) and American Community Survey and Puerto Rico Community Survey 2020 Subject Definitions (census.gov).
Down Payment Assistance: The most popular loans for these programs are with the Federal Housing Administration (FHA). The FHA allows 100 percent gift funds for a down payment and some allowable closing costs. The gift can be from any relative or can be collected through charitable organizations like Neighborhood Gold/The Buyer Fund. Another popular tactic, which can be used in a broader range of loan programs, is to borrow from a 401K. A withdrawal can be made without a penalty and paid back over a specified period.
Dwelling Unit: Any residential structure, whether or not attached to real property, including condominium and cooperative units and mobile or manufactured homes. Includes both one-to-four- family and multifamily structures. Vacation or second homes and rental properties are also included.
Elderly Units: Specific units in a development restricted to residents over a certain age (as young as 55 years and over). Persons with disabilities may share certain developments with the elderly.
Element: A division or chapter of the general plan, master plan, or comprehensive plan.
Emergency Shelter: A facility designed to provide free temporary housing on a night-by-night basis to homeless families and individuals.
Emergency Shelter Grants (ESG): A grant program administered by the US Department of Housing and Urban Development (HUD) provided on a formula basis to large entitlement jurisdictions.
Extremely Low-Income Limit: The upper limit for the extremely low-income category, set at 30 percent of the HUD area median family income. This is not an official program eligibility income limit, except when associated with a specific family size (e.g., "single person," "family of two," "family of three," etc.).
Fair Market Rent (FMR): Freely set rental rates defined by HUD as the median gross rents charged for available standard units in a county or Standard Metropolitan Statistical Area (SMSA). Fair Market Rents are used for the Section 8 Housing Choice Voucher Program and other HUD programs and are published annually by HUD.
Family Income: In decennial census data, family income includes the incomes of all household members 15 years old and over related to the householder. Although the family income statistics from each census cover the preceding calendar year, the characteristics of individuals and the composition of families refer to the time of enumeration (April 1 of the respective census years). Thus, the income of the family does not include amounts received by individuals who were members of the family during all or part of the calendar year prior to the census if these individuals no longer resided with the family at the time of census enumeration. Similarly, income amounts reported by individuals who did not reside with the family during the calendar year prior to the census 293
City of Yreka 6th Cycle Housing Element
Draft E - 4 January 2023
but who were members of the family at the time of enumeration are included. However, the composition of most families was the same during the preceding calendar year as at the time of enumeration.
Farm Labor Housing (Farmworker): Units for migrant farmworkers that can be available for transitional housing for the homeless when not occupied by migrant farmworkers.
FHA-Insured: The Federal Housing Administration–insured mortgages so that lower- and moderate- income people can obtain financing for homeownership.
First-Time Homebuyer: A first-time homebuyer program provides low-income first-time homebuyers downpayment assistance in the form of a second mortgage loan to serve as "gap financing." These loans can be up to $40,000, depending on the amount of assistance required by the individual homebuyer.
General Plan: A legal document, adopted by the legislative body of a city or county, setting forth policies regarding long-term development.
Group Quarters: A facility which houses groups of unrelated persons not living in households such as dormitories, institutions, and prisons.
Habitable (room): A space in a structure for living, sleeping, eating, or cooking. Bathrooms, toilet compartments, closets, storage or utility space, and similar areas are not considered habitable space.
Habitat for Humanity: A nonprofit, ecumenical Christian housing ministry that seeks to eliminate poverty housing and homelessness from the world and to make decent shelter a matter of conscience and action.
Through volunteer labor and donations of money and materials, Habitat builds and rehabilitates simple, decent houses with the help of the homeowner (partner) families. Habitat houses are sold to partner families at no profit, financed with affordable, no-interest loans. The homeowners' monthly mortgage payments are used to build still more Habitat houses.
Hispanic or Latino: In decennial census data, Hispanics or Latinos are those who classify themselves in one of the specific Hispanic or Latino categories listed on the census questionnaire—‘‘Mexican,’’ ‘‘Puerto Rican,’’ or ‘‘Cuban”—as well as those who indicate that they are ‘‘other Spanish, Hispanic, or Latino.’’ People who do not identify with one of the specific origins listed on the questionnaire but indicate that they are ‘‘other Spanish, Hispanic, or Latino’’ are those whose origins are from Spain, the Spanish- speaking countries of Central or South America, the Dominican Republic, or people identifying themselves generally as Spanish, Spanish-American, Hispanic, Hispano, Latino, and so on. People who are Hispanic or Latino may be of any race. There were two important changes to the Hispanic origin question for Census 2000. First, the sequence of the race and Hispanic origin questions for Census 2000 differs from that in 1990; in 1990, the race question preceded the Hispanic origin question. Second, there was an instruction preceding the Hispanic origin question in 2000 indicating that respondents should answer both the Hispanic origin and the race questions. This instruction was added to give emphasis to the distinct concepts of the Hispanic origin and race questions and to emphasize the need for both pieces of information.
Home Investment Partnership Program (HOME): HOME provides formula grants to states and localities that communities use—often in partnership with local nonprofit groups—to fund a wide range of activities that build, buy, and/or rehabilitate affordable housing for rent or homeownership or provide direct rental assistance to lowincome people.
Homeless Person: An individual living outside or in a building not meant for human habitation, or which they have no legal right to occupy, in an emergency shelter, or in a temporary housing program which may include a 294
City of Yreka 6th Cycle Housing Element
Draft E - 5 January 2023
transitional and supportive housing program if habitation time limits exist. This definition includes substance abusers, mentally ill people, and sex offenders who are homeless (US House Bill 2163).
Household: A household is made up of all persons living in a dwelling unit whether or not they are related by blood, birth, or marriage
Housing Authority: An organization established under state law to provide housing for low- and moderateincome persons. Commissioners are appointed by the local governing body of the jurisdiction in which they operate. Many housing authorities own their own housing or operate public housing funded by HUD.
Housing Choice Voucher Program: Formerly known as Section 8, a subsidy program funded by the federal government and overseen by the California Department of Housing and Community Development to provide low rents and/or housing payment contributions for very low- and low-income households.
Housing First: means the evidence-based model that uses housing as a tool, rather than a reward, for recovery and that centers on providing or connecting homeless people to permanent housing as quickly as possible. Under the Housing First model, services offered are as needed and requested on a voluntary basis and that do not make housing contingent on participation in services.
HUD: The US Department of Housing and Urban Development is cabinet-level department of the federal government that oversees program and funding for affordable housing laws, development, and federally funded financial assistance.
HUD Area Median Family Income: HUD is required by law to set income limits that determine the eligibility of applicants for HUD's assisted housing programs. Income limits are calculated annually for metropolitan areas and non-metropolitan counties in the United States. They are based on HUD estimates of median family income, with adjustments for family size. Adjustments are also made for areas that have unusually high or low income to housing cost relationships.
Income Categories: The federal and state governments require that local jurisdictions consider the housing needs of households in various "income categories." Income categories are determined by the median household income at the local level.
Integration:A condition within the program participants geographic areas of analysis, as guided by the California Department of Housing and Community Development’s AFFH Data Viewer, in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.
Large Family or Household: A household or family with five or more members.
Low-Income Housing: Housing that is made available at prices lower than market rates. These lower prices are achieved through various financial mechanisms employed by state and local government authorities.
Low-Income Housing Tax Credit (LIHTC): An indirect federal subsidy used to finance the development of affordable rental housing for low-income households. The LIHTC program may seem complicated, but many local housing and community development agencies are effectively using these tax credits to increase the supply of affordable housing in their communities.
Low-Income Limit: Low-income households are defined as households with incomes between 50 percent and 80 percent of the area median household income.
295
City of Yreka 6th Cycle Housing Element
Draft E - 6 January 2023
Manufactured Home: Housing that is constructed of manufactured components, assembled partly at the site rather than totally at the site. Also referred to as modular housing.
Market-Rate Housing: Housing that is not built or maintained with the help of government subsidy. The prices of market-rate homes are determined by the market and are subject to the laws of supply and demand.
McKinney-Vento Act: The primary federal response targeted to assisting homeless individuals and families. The scope of the act includes outreach, emergency food and shelter, transitional and permanent housing, primary health care services, mental health, alcohol and drug abuse treatment, education, job training, and child care.
There are nine titles under the McKinney-Vento Act that are administered by several different federal agencies, including HUD. McKinney-Vento Act programs administered by HUD include the Emergency Shelter Grant Program Supportive Housing Program, Section 8 Moderate Rehabilitation for Single-Room Occupancy Dwellings, Supplemental Assistance to Facilities to Assist the Homeless, and Single Family Property Disposition Initiative (US House Bill 2163).
Median Income: Each year, the federal government calculates the median income for communities across the country to use as guidelines for federal housing programs. Area median incomes are set according to family size.
Mental Illness: A serious and persistent mental or emotional impairment that significantly limits a person’s ability to live independently.
Mixed Use: Refers to different types of development (e.g., residential, retail, office) occurring on the same lot or in close proximity to each other. Cities and counties sometimes allow mixed use in commercial zones, with housing typically located above primary commercial uses on the premises.
Mobile Home: A type of manufactured housing. A structure movable in one or more sections, which is at least 8 feet in width and 32 feet in length, is built on a permanent chassis, and is designed to be used as a dwelling unit when connected to the required utilities, either with or without a permanent foundation.
Mobile Home Park: A parcel or tract of land having as its principal use the rental, leasing, or occupancy of space by two or more mobile homes on a permanent or semipermanent basis, including accessory buildings, or uses customarily incidental thereto.
Mobile Home Subdivision: A subdivision of land, platted in conformance to NRS Chapter 278 and applicable city ordinances, for the purpose of providing mobile home lots.
Moderate Income: Moderate-income households are defined as households with incomes between 80 percent and 120 percent of the county median.
Mortgage Credit Certificate Program (MCC): A Federal Income Tax Credit Program. An MCC increases the loan amount an applicant can qualify for and increases an applicant's take-home pay. The MCC entitles applicants to take a federal income tax credit of 20 percent of the annual interest they pay on their home mortgage. Because the MCC reduces an applicant's federal income taxes and increases their net earnings, it helps homebuyers qualify for a first home mortgage. The MCC is registered with the IRS, and it continues to decrease federal income taxes each year for as long as an applicant lives in the home.
Mortgage Revenue Bond: A state, county, or city program providing financing for the development of housing through the sale of tax-exempt bonds.
Multifamily Dwelling: A structure containing two or more dwelling units for the use of individual households; an apartment or condominium building is an example of this dwelling unit type. 296
City of Yreka 6th Cycle Housing Element
Draft E - 7 January 2023
Non-Hispanic: In decennial census data and in Home Mortgage Disclosure Act data after 2003, non- Hispanics are those who indicate that they are not Spanish/Hispanic/Latino.
Objective standard: Development, design, and performance standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the applicant or development proponent and the public official prior to submittal, and includes only such standards as are published and adopted by ordinance or resolution by a local jurisdiction before submission of a development application.
Permanent Housing: Housing which is intended to be the tenant’s home for as long as they choose. In the supportive housing model, services are available to the tenant, but accepting services cannot be required of tenants or in any way impact their tenancy. Tenants of permanent housing sign legal lease documents (US House Bill 2163).
Permanent Supportive Housing: Long-term community-based housing and supportive services for homeless persons with disabilities. The intent of this type of supportive housing is to enable this special needs population to live as independently as possible in a permanent setting. The supportive services may be provided by the organization managing the housing or provided by other public or private service agencies. There is no definite length of stay (US House Bill 2163).
Persons with a Disability: HUD’s Housing Choice Voucher (formerly Section 8) program defines a “person with a disability” as a person who is determined to (1) have a physical, mental, or emotional impairment that is expected to be of continued and indefinite duration, substantially impedes his or her ability to live independently, and is of such a nature that the ability could be improved by more suitable housing conditions; or (2) have a developmental disability, as defined in the Developmental Disabilities Assistance and Bill of Rights Act (US House Bill 2163).
Project-Based Rental Assistance: Rental assistance provided for a project, not for a specific tenant. A tenant receiving project-based rental assistance gives up the right to that assistance upon moving from the project.
Public Housing: The US Department of Housing and Urban Development (HUD) administers federal aid to local housing agencies that manage the housing for low-income residents at rents they can afford. HUD furnishes technical and professional assistance in planning, developing, and managing these developments. It provides decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Public housing can be in the form of high-rise apartments or scattered-site single-family homes.
Rehabilitation: The upgrading of a building previously in a dilapidated or substandard condition for human habitation.
Rental Assistance: A rental subsidy for eligible low- and very low-income tenants. This assistance provides the share of the monthly rent that exceeds 30 percent of the tenants’ adjusted monthly income.
Rent-to-Own: A development financed so that at a certain point in time, the rental units are available for purchase based on certain restrictions and qualifications.
Rural Housing Service (RHA): A part of the US Department of Agriculture’s Rural Development. The RHA offers financial aid to low-income residents of rural areas.
Section 8: Now known as the Housing Choice Voucher Program, a subsidy program funded by the federal government and overseen by the California Department of Housing and Community Development to provide low rents and/or housing payment contributions for very low- and low-income households. 297
City of Yreka 6th Cycle Housing Element
Draft E - 8 January 2023
Segregation: A condition within the program participant’s geographic area of analysis....in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.
Service Needs: The particular services required by special populations, typically including needs such as transportation, personal care, housekeeping, counseling, meals, case management, personal emergency response, and other services preventing premature institutionalization and assisting individuals to continue living independently.
Single-Room Occupancy Dwelling (SRO): The SRO program provides rental assistance for homeless persons in connection with the moderate rehabilitation of SRO dwellings. SRO housing contains units for occupancy by one person. These units may contain food preparation or sanitary facilities, or both.
Special Needs Projects: Housing for a designated group of people who desire special accommodations, such as services, in addition to housing. Services may or may not be provided as part of the rental project. Examples of special needs populations are people with physical disabilities, developmental disabilities, mental illness, or those who need assisted living. It also includes health care facilities.
Subsidized Housing: Typically refers to housing that rents for less than the market rate due to a direct financial contribution from the government. There are two general types of housing subsidies. The first is most commonly referred to as “project-based” where the subsidy is linked with a particular unit or development, and the other is known as “tenant-based” where the subsidy is linked to the low- income individual or family. The terms “assisted” and “subsidized” are often used interchangeably.
Substandard Housing: Housing where major repair or replacement may be needed to make it structurally sound, weatherproofed, and habitable.
Supportive Housing: Housing with no limit on length of stay, that is occupied by the target population, and that is linked to an on- or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
Supportive Services: Services provided to residents of supportive housing for the purpose of facilitating the independence of residents. Some examples are case management, medical or psychological counseling and supervision, child care, transportation, and job training.
Target Population: Persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.
Transitional Housing: Buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that is no less than six months from the beginning of the assistance.
VA-Guaranteed: Loans made by private lenders to eligible veterans for the purchase of a home which must be for their own personal occupancy. To get a loan, a veteran must apply to a lender. If the loan is approved, the VA 298
City of Yreka 6th Cycle Housing Element
Draft E - 9 January 2023
will guarantee a portion of it to the lender. This guaranty protects the lender against loss up to the amount guaranteed and allows a veteran to obtain favorable financing terms.
Very Low-Income Limit: Very low-income households are defined as households with incomes less than 50 percent of the area median household income.
Veteran: Anyone who has been discharged from the military generally after at least two years of service whether they served on active duty in a conflict or not (US House Bill 2163).
Workforce Housing: Housing that is affordable to households earning between 60 and 120 percent of area median income (AMI). Workforce housing targets middle-income families and workers including teachers, health care workers, retail clerks, young professionals, and more.
Zoning: An activity undertaken by local jurisdictions to direct and shape land development activities. The intent of zoning is to protect the public health, safety, and welfare by ensuring that incompatible land uses (e.g., residential vs. heavy industrial) are not located next to each other. Zoning also impacts land values, creating and taking away "capital" for and from property owners. For example, a lot that is zoned for commercial development is more valuable (in financial terms) than a lot that is zoned for open space. Typically, lots that are zoned for higher densities have greater value on the market than lots that are zoned for lower densities. Zoning is one of the most important regulatory functions performed by local jurisdictions.
US CENSUS TERMS
Children: The term “children,” as used in tables on living arrangements of children under 18, includes all persons under 18 years, excluding people who maintain households, families, or subfamilies as a reference person or spouse.
Own Children: Sons and daughters, including stepchildren and adopted children, of the householder. Similarly, “own” children in a subfamily are sons and daughters of the married couple or parent in the subfamily. (All children shown as members of related subfamilies are own children of the person(s) maintaining the subfamily.) For each type of family unit identified in the CPS, the count of “own children under 18 year old” is limited to nevermarried children; however, “own children under 25”and “own children of any age,” as the terms are used, include all children regardless of marital status. The counts include never-married children living away from home in college dormitories.
Related Children: Includes all people in a household under the age of 18, regardless of marital status, who are related to the householder. It does not include householder's spouse or foster children, regardless of age.
Ethnic Origin: People of Hispanic origin were identified by a question that asked for self-identification of the persons’ origin or descent. Respondents were asked to select their origin (and the origin of other household members) from a “flash card” listing ethnic origins. People of Hispanic origin, in particular, were those who indicated that their origin was Mexican, Puerto Rican, Cuban, Central or South American, or some other Hispanic origin. It should be noted that people of Hispanic origin may be of any race.
Family: A group of two or more people who reside together and who are related by birth, marriage, or adoption.
Family Household (Family): A family includes a householder and one or more people living in the same household who are related to the householder by birth, marriage, or adoption. All people in a household who are related to the householder are regarded as members of his or her family. A family household may contain people not related to the householder, but those people are not included as part of the householder's family in census tabulations. Thus, the number of family households is equal to the number of families, but family households 299
City of Yreka 6th Cycle Housing Element
Draft E - 10 January 2023
may include more members than do families. A household can contain only one family for purposes of census tabulations. Not all households contain families since a household may comprise a group of unrelated people or one person living alone.
Family Size: Refers to the number of people in a family.
Family Type: Refers to how the members of a family are related to one another and the householder. Families may be a "Married Couple Family," "Single Parent Family," "Stepfamily," or "Subfamily." Household: Includes all the people who occupy a housing unit as their usual place of residence.
Household Income: The total income of all the persons living in a household. A household is usually described as very low income, low income, moderate income, and above moderate income based on household size and income, relative to regional median income.
Household Size: The total number of people living in a housing unit.
Household Type and Relationship: Households are classified by type according to the sex of the householder and the presence of relatives. Examples include married-couple family; male householder, no wife present; female householder, no husband present; spouse (husband/wife); child; and other relatives.
Householder: The person, or one of the people, in whose name the home is owned, being bought, or rented. If there is no such person present, any household member 15 years old and over can serve as the householder for the purposes of the census. Two types of householders are distinguished: a family householder and a non-family householder. A family householder is a householder living with one or more people related to him or her by birth, marriage, or adoption. The householder and all people in the household related to him are family members. A non-family householder is a householder living alone or with non-relatives only.
Housing Unit: A house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building and which have direct access from outside the building or through a common hall. For vacant units, the criteria of separateness and direct access are applied to the intended occupants whenever possible.
Median: This measure represents the middle value (if n is odd) or the average of the two middle values (if n is even) in an ordered list of data values. The median divides the total frequency distribution into two equal parts:
one-half of the cases fall below the median and one-half of the cases exceed the median.
Median Age: This measure divides the age distribution in a stated area into two equal parts: one-half of the population falling below the median value and one-half above the median value.
Median Income: The median income divides the income distribution into two equal groups; one has incomes above the median and the other having incomes below the median.
Occupied Housing Unit: A housing unit is classified as occupied if it is the usual place of residence of the person or group of people living in it at the time of enumeration, or if the occupants are only temporarily absent; that is, away on vacation or a business trip. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated people who share living quarters.
Overcrowded Units: Occupied housing units that have more than 1 person per room.
Per Capita Income: Average obtained by dividing aggregate income by total population of an area. 300
City of Yreka 6th Cycle Housing Element
Draft E - 11 January 2023
Population Estimate (Population Estimates Program): The Census Bureau's Population Estimates Program (PEP) produces July 1 estimates for years after the last published decennial census, as well as for past decades.
Existing data series such as births, deaths, federal tax returns, Medicare enrollment, and immigration are used to update the decennial census base counts. POP estimates are used in federal funding allocations, in setting the levels of national surveys, and in monitoring recent demographic changes.
Population Projections: Estimates of the population for future dates. They illustrate plausible courses of future population change based on assumptions about future births, deaths, international migration, and domestic migration. Projections are based on an estimated population consistent with the most recent decennial census as enumerated. While projections and estimates may appear similar, there are some distinct differences between the two measures. Estimates usually are for the past, while projections typically are for future dates. Estimates generally use existing data, while projections must assume what demographic trends will be in the future.
Poverty: Following the Office of Management and Budget's (OMB's) Directive 14, the Census Bureau uses a set of money income thresholds that vary by family size and composition to detect who is poor. If the total income for a family or unrelated individual falls below the relevant poverty threshold, then the family or unrelated individual is classified as being "below the poverty level." Poverty Rate: The percentage of people (or families) who are below poverty.
Race: The race of individuals was identified by a question that asked for self-identification of the person’s race.
Respondents were asked to select their race from a “flashcard” listing racial groups.
Severely Overcrowded: Occupied housing units with 1.51 or more persons per room.
Single-Family Attached Housing: A one-unit residential structure that has one or more walls extending from ground to roof separating it from adjoining structures. This category includes row houses, townhouses, and houses attached to nonresidential structures.
Single-Family Detached Homes: A one-unit residential structure detached from any other house (i.e., with open space on all four sides). A house is considered detached even if it has an adjoining shed or garage.
Tenure: The distinction between owner-occupied and renter-occupied housing units. A housing unit is “owned” if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid for. A cooperative or condominium unit is “owned” only if the owner or co-owner lives in it. All other occupied units are classified as “rented,” including units rented for cash rent and those occupied without payment of cash rent.
Two-Family Buildings: These dwellings may also be referred to as single-family attached because a duplex with a shared wall would qualify in both categories. Other two-family buildings would include older single-family homes that have been converted into two separate living spaces or “flats” that do not share walls, but do share a floor/ceiling.
Unemployed: All civilians 16 years old and over are classified as unemployed if they (1) were neither "at work" nor "with a job but not at work" during the reference week, and (2) were actively looking for work during the last four weeks, and (3) were available to accept a job. Also included as unemployed are civilians who did not work at all during the reference week, were waiting to be called back to a job from which they had been laid off, and were available for work except for temporary illness.
Unemployment Rate: The proportion of the civilian labor force that is unemployed, expressed as a percentage. 301
City of Yreka 6th Cycle Housing Element
Draft E - 12 January 2023
Units in Structure: A structure is a separate building that either has open spaces on all sides or is separated from other structures by dividing walls that extend from ground to roof. In determining the number of units in a structure, all housing units, both occupied and vacant, are counted.
Vacancy Rate: The housing vacancy rate is the proportion of the housing inventory that is available ‘‘for sale’’ or ‘‘for rent.’’ It is computed by dividing the number of available units by the sum of occupied units and available units, and then multiplying by 100.
Vacant Housing Unit: A housing unit is vacant if no one is living in it at the time of enumeration, unless its occupants are only temporarily absent. Units temporarily occupied at the time of enumeration entirely by people who have a usual residence elsewhere are also classified as vacant. New units not yet occupied are classified as vacant housing units if construction has reached a point where all exterior windows and doors are installed and final usable floors are in place. Vacant units are excluded from the housing inventory if they are open to the elements; that is, the roof, walls, windows, and/or doors no longer protect the interior from the elements. Also excluded are vacant units with a sign that they are condemned or they are to be demolished.
White: In decennial census data, the White category includes persons having origins in any of the original peoples of Europe, the Middle East, or North Africa. It includes people who indicate their race as ‘‘White’’ or report entries such as Irish, German, Italian, Lebanese, Near Easterner, Arab, or Polish. The "alone" designation, as used with decennial census data, indicates that the person reported only one race.
Year Structure (housing unit) Built: Refers to when the building was first constructed, not when it was remodeled, added to, or converted. The data relate to the number of units built during the specified periods that were still in existence at the time of enumeration.
302
City of Yreka 6th Cycle Housing Element
Draft F-1 January 2023
APPENDIX F - STAKEHOLDER
INTERVIEWS
The City of Yreka interviewed representatives of organizations of the following types:
Profession/Business
1. Realtor
2. Realtor
3. Developer/Rural Communities Housing Development Corporation, a nonprofit affordable housing developer
4. Homeless Advocate/Youth Advocate/Youth Empowerment Siskiyou
5. Realtor/Property Manager
6. Business Owner/Property Manager
7. Property Manager/Housing Financer/Tardie Investments
8. Property Manager/Landlord/Budget Inn Owner
9. Property Manager/Business Owner
10. Siskiyou Escrow Services
11. Business Owner/Gold Nugget Printing
12. Developer/Jefferson Inn/Mountain View Motel
13. Youth Advocate/Siskiyou Family YMCA
14. Engineer/Developer
303
January 31, 2023
To: Juliana Lucchesi, Planning Director
From: Michelle Nielsen, Senior Planner, Planwest Partners, Inc.
Cc: Vanessa Blodgett, Principal Planner, Planwest Partners, Inc.
Re: Summary of revisions to the January 2023 public review draft of the Yreka 2023-2031 Housing Element for the February 7, 2023 meeting
Chapter 2 – Goals, Policies, and Programs
• Table 2-1 has been updated to list all 17 programs that have the bear icon, .
Revised Programs
• Program HE-1.3.6: the timeline has been revised as follows:
Timing: Completed in accordance with the Siskiyou County office of elections deadlines for inclusion on the November 2024 2028 General Election ballot. • HE-7.2.1, subsection 5) has been revised as follows:
…
5) Group homes operating as single-family residences that provide licensable services to more than six residents shall be subject to conditional use permit in the SingleFamily Residential (R-1) and Residential Agriculture (R-A) zones, and the conditional use permit findings shall be objective and provide for approval certainty.
This suggested change is based on Planwest Partner’s recent phone meeting with the Department of Housing and Community Development (HCD) staff for another jurisdiction’s 6th cycle housing element update. HCD will require these standards in updated group home regulations.
During this phone meeting HCD commented if a discretionary permit (that is, a use permit) would be required for group homes, then the program needs to include language that the use permit findings will be objective and there will be approval certainty. HCD’s suggested alternative to this language would be for group homes to be allowed by right. The underlined language above reflects this input from HCD.
304
Appendix A – Housing Needs Assessment
Another comment Planwest Partners heard in the HCD phone meeting was to include a description of the City's typical California Environmental Quality Act (CEQA) process for housing projects, and compliance with the Permit Streamlining Act (PSA). Subsection B “Conditional Use Permit Process and Findings” of section 4.1.8., see page A-66, now includes a summary of Yreka’s typical CEQA procedures and procedures to meet the legal requirements of both CEQA and the PSA.
305
General Plan and Housing Element
Questions and Answers
February 1, 2023
How many people attended the workshops in person?
Initially, the events hosted sign-in sheets to collect accurate counts of attendees. There were concerns by attendees that they did not want to sign-in; therefore, we take head counts throughout the events to estimate the number of attendees. Some events were hybrid; therefore, some participants were via Zoom. The estimates are as follows:
Event Title Number of Participants
Visioning Workshop #1 13
General Plan Open House #1 9
General Plan Open House #2 19
Housing Element Workshop #1 17
Housing Element Workshop #2 23
General Plan Scoping Workshop* 10
Downtown Merchants Meeting #1* 16
Visioning Survey (2/1/2023) 284
Planning Commission Review #1 10
Planning Commission Review #2 14
Planning Commission Review #3 12
City Council Review #1 14
City Council Housing Element Presentation 22
City Council Housing Final Draft Workshop 27
Urban Design Workshop #1 32
306
*These events did not include a housing activities or questions.
How many questionnaires were submitted?
As of February 1, 2023 there are 284 responses.
Are the demographics of those who completed questionnaires and attended workshops available?
We do not collect demographic information at workshops and events due to public concerned voiced early in the process that they did not feel comfortable giving that information.
Demographics for the survey are available.
How were the stakeholders selected and by whom?
City staff met with numerous individuals from the community to gather input on what types of housing are working for the area and what types of housing are needed. Two rounds of interviews were conducted including five stakeholder interviews in April 2022 and nine interviews in July 2022. Interviews were held with housing developers, property managers, community organizations focused on housing and homelessness, realtors, Tribal housing representatives, and major employers in Yreka.
A long list of potential stakeholders was developed through city staff experience and based on business license holders within the city that are considered one of the following: Major Employer (More than 20 employees), Housing Developer/Builder, Property Manager, Realtor, Homeless Focused, Housing Focused, and Tribal. We then utilized a random selection method in Microsoft Excel to send out the requests for interviews. We interviewed those who responded. We did not get as many in the initial phase so we conducted a second random selection method to get additional contacts.
Where can I obtain a list of the different zones and their definitions? The City Zoning Map is on the City’s website at:
http://www.ci.yreka.ca.us/DocumentCenter/View/629/Zoning-Map-PDF?bidId= All zoning codes and their details are in the online codebook under Title 16:
https://library.municode.com/ca/yreka/codes/code_of_ordinances What is the purpose of the following programs:
Program HE-1.2.1
This program is included to address comment made by developers/builders that the current city zoning code and processes are too expensive and cumbersome. The current code requires additional permitting steps and requirements that are typically not included in areas where 307
multifamily is the intended use. For example, High Density Residential zones still require conditional use permits for all high-density development that meets the purpose of the zone.
This program also addresses down zoning in high density residential areas and objective design standards for multifamily housing which meet state mandates on those items.
Program HE-1.3.1
This program is included to address the comments from Developers/Builders and Property Managers that would like more flexible zoning regulations to include housing in commercial areas. This program also addresses the need for ADA residential units on ground floor of commercial buildings that are not allowed currently. ADA units on higher levels require elevators and lifts which present a high construction cost that developers and builders have indicated as a barrier to providing these types of units.
Program HE-1.3.2
The purpose of creating and providing a list of vacant and underutilized properties accomplishes several things that the public, Planning Commission, and City Council have requested:
1. The list was specifically requested by the City Council in August 2022
2. The list will be available to the public for potential developers to utilize for information on potential sites. This will also include financing and housing programs that would incentive developers to create new housing.
3. This list will allow the City Council to set priority areas for development each year. Thus allowing the council and members of the public to weigh in on where development is prioritized for housing in the future.
4. The list serves as a high level analysis on if regulatory tools such as SB 10 are viable within the city.
Program HE—1.3.3
The purpose of this program is to give more opportunities to private property owners during the General Plan and Zoning Code updates. This program would require the City to reach out and collect input from all property owners in the city on what zoning changes they would like to see for their property. The Planning Commission and City Council have the ultimate decision making authority on what zoning designation is assigned to each property but this program increases the level of local control on zoning.
This program would also require the city to offer regulatory options for property owners that would like to develop their properties. This would increase awareness to available housing programs and options.
308
Program HE-1.3.5
The purpose of the program is to prioritize background studies into the feasibility of a housing impact fee ordinance and inclusionary housing ordinance. These are tools that are utilized by other cities that may be viable options for the City of Yreka to ensure a diverse spread of unit types throughout the city. The Local Government Commission, now CivicWell, developed a factsheet on the process of considering and crafting an inclusionary housing ordinances:
https://wclp.org/wp-content/uploads/2018/12/inclusionary-factsheet_v2.pdf The program does not commit the City to creating and implementing these ordinances. If the background reports find that these are not feasible then the city would not move forward.
Including this as a program in the Housing Element would open up the potential for future grants to pay for these feasibility studies. If it is not included, the city may proceed with these studies regardless but would fund them through General Fund Revenues.
Program HE-3.1.1
This program is a state mandated program that ensures that the City will develop an AFFH Plan that shall take actions to address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming areas of concentrated poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair-housing laws for all persons in accordance with state and federal law.
Appendix B outlines the areas within the City that are in need of housing and access to opportunities. Disparities in Access to Opportunity: Defined by the AFFH Final Rule as “substantial and measurable differences in access to educational, transportation, economic, and other opportunities in a community based on protected class related to housing.
Disproportionate Housing Needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden, severe cost burden, overcrowding, tenure (own vs. rent), homelessness, and substandard housing conditions.
Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.
HE-7.3
HE-7.3 is a policy statement that the City is making to commit to Program HE-7.3.1 and other future programs that would support removing regulator barriers to Single-room Occupancy 309
Units in commercial zones. Single Room Occupancy Hotels (SROs) are typically developed from older hotel buildings as a way to provide affordable housing for low-income residents, seniors, and people moving out of homelessness. SROs usually provide common-area kitchens and bathrooms in lieu of separate facilities for each unit; however a few units may have individual kitchens and bathrooms. Like month-to-month rental apartments, residents may choose to stay temporarily while finding a new home or reside there permanently.
For example, nursing homes and senior living facilities are a combination of single-occupancy units and traditional apartments.
What are the parameters of density bonuses?
Density Bonus Law incentivizes the construction of affordable housing by allowing a developer to add additional housing units to a project beyond the zoned capacity in exchange for a commitment from the developer to include deed-restricted affordable units in the project. For example, the R-1 Low Density Zone allows 6 units maximum per acre. The Density Bonus Law would allow a developer and/or property owner to build at 7 units per acre if one unit is dedicated to low-income tenants or buyers. This law can be for a rental unit or unit for sale.
What is small and large employee housing?
Small employee housing: housing for employees for six or fewer persons in a single-family unit [Yreka Municipal Code Section 16.12.447]
Large Employee Housing: housing for employees consisting of no more than thirty-six beds in a group quarters or twelve units or spaces designed for use by a single-family or household [YMC Section 16.12.445].
Policy HE 2.2 - how will the city advocate and participate in the creation of the Siskiyou Regional Housing Trust Fund? How will this be funded?
The policy and program are kept broad to allow the city to explore what that looks like in the future. The level and type of participation will depend on if the other jurisdictions of Siskiyou County are interested in a Trust Fund model, what the terms and purpose of the Trust Fund is, and what the priorities of the city are at any given time. If the other jurisdictions are not interested in a Housing Trust Fund then the city will need to re-evaluate this program in the future to adjust to that outcome.
Housing Trust Funds can be funded several different ways and depends on the purpose of the Trust Fund and number of participants.
Program HE-2.3.2 - what is adaptive use?
Adaptive reuse is a term that refers to the process of taking an existing structure and updating or adapting it for a new use or purpose.
310
Program HE-3.2.1 - (2) why would the city get involved in a referral service? The city is required by state law to provide a referral service for those experiencing or potentially experiencing discrimination.
Program HE-4.2.1 -How will this be enforced? Can developers hire consultants to fulfill this role?
The city is required by state law that there is no net-loss in affordable units funded through programs such as Section 8. The Planning, Building, and Code Enforcement Departments collaborate on the enforcement of this program. The Planning Department would reach out to the property manager to make them aware of the status of the units. If the property owner fails to respond or tries to convert the apartments. The city would issue a cease and desist and notify the state. In collaboration with the state, the city would ensure that the unit remain affordable or work with the property owner to develop new units to ensure no net-loss.
Consultants would most likely be retained to provide legal advice.
Program HE-4.3.1 What are “accepted best practices”?
Housing Conditions surveys are systematic observations made from a moving vehicle or on foot.
Either or both can help cities better understand either the community in general or a specific condition or aspect of it.
Windshield surveys are particularly useful when the area you want to observe is large, and the aspects you’re interested in can be seen from the road. A walking survey might be a better choice when you’re seeking to understand things that are harder to see from a moving vehicle.
Windshield and walking surveys can be used to assess general housing or to examine more specific facets of the community’s physical, social, or economic character. Some possibilities:
• The age, nature, and condition of the community’s available housing • Infrastructure needs – roads, bridges, streetlights, etc. • The location and condition of public buildings – the city or town hall, courthouse, etc.
The city may include other factors in a housing conditions survey such as parking, landscaping, solar, etc. to understand where there may be areas of the city in need of programming or assistance.
Program HE-5.1.1 - why involve the city - could this be done by another entity/agency? The city would create or utilize already created education and awareness materials to notify the public, property owners, and developers of programs to promote different housing types, funding for housing units, and other programs. This is already done by the California 311
Department of Housing and Community Development (HCD), but most members of the public are not aware of this website or resources.
Any ideas on how to make this document easier to understand for the average person? The field of urban and regional planning is broad and requires documents to be written for a variety of audiences. In the case of the Housing Element, this document requires legal and planning jargon to meet the needs of HCD and is a legally defensible document in court if challenged. This does pose a challenge for members of the public who are not trained in the legal or planning field.
The way that we address the language used in the Housing Element and the average person is to create other documentation to summarize the purpose, outcomes, and input given to the Element. For example, we provide write-ups of all public input that are more accessible, presentations that summarize the content to improve understanding, and address specific questions such as these to help the public understand and contribute to the planning process.
We have also created a glossary in the Appendix with a “cheatsheet” of acronyms and terms.
Has the City adopted SB 10? The HE references/cites SB 10, so would it be considered a tacit agreement to implement SB10 when the HE is approved?
Senate Bill 10 is a voluntary bill that allows a city to adopt an ordinance that would allow residential uses as by right in commercial areas at a minimum density of 10 units per acre. The ordinance would also include height, lot dimension, and other zoning standards that the residential uses would need to abide by. SB 10 does not require these units to be held at lowincome rates.
The City of Yreka has not discussed nor adopted an ordinance under SB 10. The Housing Element discusses SB10 within the goals, policies, and programs as follows:
Program HE-1.3.2 The City will complete an inventory of sites that are appropriate for residential development and mixed-use development. The inventory will have three major categories:
1. Vacant and underutilized commercial and industrial sites
2. Sites eligible for up-zoning to allow up to 10 dwelling units per parcel pursuant to Government Code Section 65913.5 (SB 10, 2021)
3. Sites that are eligible for ministerial streamlining pursuant to Government Code Section 65913.4 et seq. Evaluation criteria shall prioritize:
• The proximity to amenities, such as medical, grocery, transit, public recreation facilities, and other essentials.
312
• Existing infrastructure and its ability to service new residential development
• Geographic areas with reduced flooding and wildfire risk.
The City will consult with the development community including non-profit housing developers to determine other criteria to be used to evaluate vacant and underutilized commercial and industrial sites. Upon completion, the inventory shall be published on the City’s website to be readily accessible to the public and development community.
Program HE-1.3.3 The City will offer a voluntary rezoning program as part of the General Plan update. The rezoning program will have two categories for sites identified in the Program HE-1.4.2 inventory:
1. Sites that are vacant and underutilized commercial and industrial properties.
2. Sites eligible for up-zoning to allow up to 10 dwelling units per parcel pursuant to Government Code Section 65913.5 (SB 10, 2021)
The City will engage property owners of identified sites to discuss opportunities to allow by-right multifamily housing. For willing property owners, the City will offer a rezoning program that includes the City underwriting the rezoning costs to amend the land use regulations for volunteered properties to encourage property owner participation.
Program HE-6.1.3 Continue to collaborate with housing providers and community groups who represent persons with disabilities to ensure that special housing needs are addressed for seniors, large families, female-headed households, single-parent households with children, persons with disabilities and developmental disabilities, and homeless individuals and families. The City will seek to meet these special housing needs through a combination of regulatory incentives, zoning standards, new housing construction programs, and supportive services programs. The City will leverage existing available regulatory incentives provided by State law, e.g., density bonus, SB 10 (2021), supportive housing developments, accessory dwelling units, Streamlined Ministerial Approval Process (SB 35), etc. Local regulatory incentives that will be provided with adoption of Programs HE-1.2.1, HE-1.3.1, HE-1.3.1, HE-1.3.3, HE-2.1.1, HE-2.1.2, etc. as discussed above, will also be leverage once local regulations are adopted. In addition, the City may seek funding under the federal Housing Opportunities for Persons with AIDS, California Child Care Facilities Finance Program, and other state and federal programs designated specifically for special needs groups such as seniors, persons with disabilities, and persons at risk for homelessness. (Formerly Program HE.2.1.7) The first two programs are in place to analyze sites that would benefit from the adoption of SB10 and reach out to the property owners of these sites to see if they would be interested in 313
that program. The third program lists SB 10 as an option for regulatory incentives to provide housing for persons with disabilities, large families, female-headed households, single-parent households with children and homeless individuals and families.
None of these programs commit the City to adopting a SB 10 ordinance. It would commit the city to analyze sites in the city that could benefit from SB 10, and commits the city to offering a voluntary zoning option for property owners that includes SB 10 as an option. If we do these two programs and find that there are no sites that would benefit and/or the property owners are not interested then we would not recommend moving forward with adopting an optional SB 10 ordinance. If we do find that property owners are interested in SB 10, the item would be brought to the Planning Commission and City Council for consideration.
It should be noted that SB 10 is already superseded by new bills. As of January 1, 2023, SB 6 and AB 2011 are in effect. Here are the summaries of those two pieces of legislation:
Senate Bill 6 – Middle Class Housing Act of 2022
A housing development project shall be deemed an allowable use, subject to discretionary approval, on a parcel that is within a zone where office, retail, or parking are a principally permitted use if the project complies with the requirements below.[1] • The density for the housing development shall meet or exceed the applicable density deemed appropriate to accommodate housing for lower income households in that jurisdiction.
• The housing development shall be subject to local zoning, parking, design, and other ordinances, local code requirements, and procedures applicable to the processing and permitting of a housing development in a zone that allows for the density described above. If more than one zoning designation allows for the prescribed density, the applicable zoning standards shall be for the closest parcel allowing residential use at that density.
• The project site must be 20 acres or less, and must comply with all other objective local requirements of the parcel, including any applicable or approved sustainable community strategy or alternative plan.
• The project must not be on a site or adjoined to any site where more than one-third of the square footage on the site is dedicated to industrial use. • A “skilled and trained workforce”[2] must be used to construct all work and prevailing wage must be paid.
Assembly Bill 2011
314
Unlike SB 6, which requires discretionary approval by the municipality, AB 2011 allows for the streamlined, ministerial review of development projects that meet certain criteria and requirements. Although AB 2011 includes additional requirements (such as height, setback, etc.), the most important requirements are listed below.
Additionally, AB 2011 provides for two different types of projects that will allow for streamlined review: (1) 100% affordable housing developments, and (2) mixed-income housing developments along commercial corridors. This only discusses mixed-income housing developments along commercial corridors, as the vast majority of the requirements between the two types are the same, with mixed-income project requirements being slightly more restrictive.
A development proponent may submit an application for a housing development project, which shall be a use by right, if the proposed project is located in a zone where office, retail, or parking is a principally permitted use and the project complies with the requirements below. • The development shall be a multifamily housing development project. • The project site must abut a commercial corridor and have a frontage along the commercial corridor of at least 50 feet. A “commercial corridor” is defined as a highway, that is not a freeway, that has a right-of-way of at least 70 and not greater than 150 feet.
Highways include streets.
• At least 75% of the perimeter of the site must adjoin parcels that are developed with urban uses. Parcels that are only separated by a street or highway shall be considered to be adjoined.
• The project must not be on a site or adjoined to any site where more than one-third of the square footage on the site is dedicated to industrial use. • A rental housing development shall include either of the following:[3] o 8% of the units for very low income households and 5% of the units for extremely low income households
o 15% of the units for lower income households
• The development proponent shall agree to, and the local government shall ensure, the continued affordability of all included affordable rental units for 55 years. Rents shall be set at an affordable rent, as defined in Section 50053 of the Health and Safety Code. • None of the housing on the site can be located within 500 feet of a freeway or within 3,200 feet of a facility that actively extracts or refines oil or natural gas. 315
• The residential density for the development shall meet or exceed the greater of the following:
o The residential density allowed on the parcel by the local government. For sites less than one acre in size, 30 units per acre. For sites of one acre in size or greater located on a commercial corridor of less than 100 feet in width, 40 units per acre.
For sites of one acre in size or greater located on a commercial corridor of 100 feet in width or greater, 60 units per acre.
Notwithstanding the requirements above, for sites within one-half mile of a major transit stop, 80 units per acre.
• The project must meet the objective zoning standards of the closest zone in the municipality that allows multifamily residential at the required density. If no zone allows for the required density, then the zoning standards shall be for the zone with the greatest density. The standards shall also be those in effect at the time the development application is submitted to the municipality and may include a requirement that up to one-half of the ground floor of the housing development project be dedicated to retail use.
• Prevailing wage must be included in all contracts for the performance of work. 316
CALIFORNIA ENVIRONMENTAL QUALITY ACT – NOTICE OF EXEMPTION To: Siskiyou County Clerk From: City of Yreka
311 Fourth Street Rm. 201 701 Fourth Street
Yreka, CA 96097 Yreka, CA 96097
[email protected]
Project Title: City of Yreka 2023-2031 Housing Element Update Project Applicant: City of Yreka
Project Location: The 2023-2031 Housing Element applies citywide Project Summary: The Project is an update to the City of Yreka General Plan Housing Element that was previously adopted by the City in May 2014. The Element is updated in eight-year cycles with the current update referred to as the 6th Cycle. State Housing Law (Government Code Section 65580 [et. seq.]) requires that local governments must adequately plan to meet the existing and projected housing needs of all economic segments of the community, including accommodating its assigned Regional Housing Needs Allocation (RHNA).
The Housing Element identifies the City's housing needs and conditions, and establishes goals, objectives and policies that form the basis of the City's vision and strategy for housing in the City. The Housing Element establishes goals, objectives, policies, and programs to:
encourage residential development to be affordable to a range of household incomes; encourage residential development to accommodate special needs groups; support the maintenance and improvement of existing housing stock; mitigate governmental constraints to the development of housing as required by state law; identify available financial and organizational resources for housing; identify adequate sites to accommodate the City's housing needs; encourage energy-efficiency in residential developments, and affirmatively further fair housing to prevent discrimination in housing.
No General Plan land use changes or zoning changes were necessary to accommodate Yreka's RHNA; future residential development is expected to occur in those areas already identified for residential uses. No areas have been identified for rezoning or upzoning. The Housing Element includes a number of new programs to address State housing law including future required updates to the Yreka Municipal Code, new programs to support affirmatively furthering fair housing, and tracking and reporting requirements.
Exempt Status: Project is exempt under CEQA Guidelines Section 15061 (b)(3) known as the "common sense exemption".
Reasons why project is exempt: The 2023-2031 Housing Element would not result in any direct or indirect physical changes to the environment. The Housing Element update is strictly a policy document and does not provide entitlements to any specific land use projects. The Housing Element Update does not make any changes to the General Plan land use map and 317
would not modify any land use designations, allowed densities, or land use intensities established by the General Plan. The proposed project does not entitle, propose, or otherwise require the construction of new development or rehabilitation of existing development, but rather includes goals and policies to facilitate the development, preservation, and rehabilitation of housing consistent with existing and proposed uses identified in the General Plan and as mandated to be allowed under State law. All future housing development projects will be reviewed pursuant to the California Environmental Quality Act. The revisions would not result in any changes to the intensities or densities of allowed uses beyond those allowed by the General Plan and those standards currently required by State law. Therefore, the Housing Element Update is exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth in Section 1506l(b)(3) of the State CEQA Guidelines.
Lead Agency Contact:
Juliana Lucchesi, Planning Director
701 Fourth Street
Yreka, CA 96097
(530) 841-2324
Signature: Date: _____________
Juliana Lucchesi
318
CITY OF YREKA
CITY COUNCIL AGENDA MEMORANDUM
To:
From:
Prepared by:
Agenda title:
Meeting date:
Yreka City Council
Jason Ledbetter, City Manager
Jesenia Ortiz
Discussion/Possible Direction in Consideration of the Request made by the Yreka High School to close off a section of Miner Street and to allow the Juniors and Seniors to have prom downtown.
February 7, 2023
Discussion:
The Yreka High School (YHS) is proposing to have their prom on a section of Miner St: from the east wall of String’s Italian Cafe to the intersection of Fourth St on May 13, 2023, from 8pm – 11pm. The event will host a DJ, have food and drinks as well as tables and chairs. This event is not open to the public and will require tickets for entry. Yreka High School has the support of several local merchants who would be impacted by this event.
Background
City Manager Ledbetter had a student and the principal from YHS stop by about a month ago to ask if having Prom on Miner St was an option for them. We explained that the City Council makes event determinations and that they should fill out the application for the event, have each business that would be impacted by the street closure sign a letter of support for this event, and have their school board approve their application for this event.
They have done many of these tasks and are bringing the proposed event for your consideration to give direction, if any, to move forward and determine the City’s role level of support (street, closures, officers, if any) for having this event.
The link below is something similar in Pleasanton Ca in 2021. https://www.nbcbayarea.com/news/coronavirus/students-celebrate-prom-with-senior-ball-on-mainstreet/2546434/ Police Chief Gilman, City Manager Ledbetter, and City Attorney Henion are available to discuss and answer questions regarding risk, policing and administrative matters with the Council.
Fiscal Impact:
Presently, they are requesting at least one officer to be present, overall fiscal impact would be determined, depending on the direction given.
Recommendation:
That the City Council give staff direction in consideration of the Request made by the Yreka High School to close off a section of Miner street and to allow the Juniors and Seniors to have prom on the City Streets.
Staff will bring back the special event documents at a future meeting based on the direction, as needed. 319
320
321
322
323