Yuba City City Council
March 1, 2022

address, city and county, and shall, within five (5) working days, provide a notice of a change of location and address.
f. The CONSULTANT or Subconsultant shall have ten (10) calendar days in which to comply subsequent to receipt of written notice requesting the records enumerated in paragraph (1) above. In the event the CONSULTANT or Subconsultant fails to comply within the ten (10) day period, he or she shall, as a penalty to LOCAL AGENCY, forfeit one hundred dollars ($100) for each calendar day, or portion thereof, for each worker, until strict compliance is effectuated. Such penalties shall be withheld by LOCAL AGENCY from payments then due. CONSULTANT is not subject to a penalty assessment pursuant to this section due to the failure of a Subconsultant to comply with this section.

When prevailing wage rates apply, the CONSULTANT is responsible for verifying compliance with certified payroll requirements. Invoice payment will not be made until the invoice is approved by the LOCAL AGENCY Contract Administrator.

Penalty
a. The CONSULTANT and any of its Subconsultants shall comply with Labor Code §1774 and §1775. Pursuant to Labor Code §1775, the CONSULTANT and any Subconsultant shall forfeit to the LOCAL AGENCY a penalty of not more than two hundred dollars ($200) for each calendar day, or portion thereof, for each worker paid less than the prevailing rates as determined by the Director of DIR for the work or craft in which the worker is employed for any public work done under the AGREEMENT by the CONSULTANT or by its Subconsultant in violation of the requirements of the Labor Code and in particular, Labor Code §§1770 to 1780, inclusive.
b. The amount of this forfeiture shall be determined by the Labor Commissioner and shall be based on consideration of mistake, inadvertence, or neglect of the CONSULTANT or Subconsultant in failing to pay the correct rate of prevailing wages, or the previous record of the CONSULTANT or Subconsultant in meeting their respective prevailing wage obligations, or the willful failure by the CONSULTANT or Subconsultant to pay the correct rates of prevailing wages. A mistake, inadvertence, or neglect in failing to pay the correct rates of prevailing wages is not excusable if the CONSULTANT or Subconsultant had knowledge of the obligations under the Labor Code. The CONSULTANT is responsible for paying the appropriate rate, including any escalations that take place during the term of the AGREEMENT.
c. In addition to the penalty and pursuant to Labor Code §1775, the difference between the prevailing wage rates and the amount paid to each worker for each calendar day or portion thereof for which each worker was paid less than the prevailing wage rate shall be paid to each worker by the CONSULTANT or Subconsultant.

d. If a worker employed by a Subconsultant on a public works project is not paid the general prevailing per diem wages by the Subconsultant, the prime CONSULTANT of the project is not liable for the penalties described above unless the prime CONSULTANT had knowledge of that failure of the Subconsultant to pay the specified prevailing rate of wages to those workers or unless the prime CONSULTANT fails to comply with all of the following requirements:
i. The AGREEMENT executed between the CONSULTANT and the Subconsultant for the performance of work on public works projects shall include a copy of the requirements in Labor Code §§ 1771, 1775, 1776, 1777.5, 1813, and 1815.
ii. The CONSULTANT shall monitor the payment of the specified general prevailing rate of per diem wages by the Subconsultant to the employees by periodic review of the certified payroll records of the Subconsultant.
iii. Upon becoming aware of the Subconsultant’s failure to pay the specified prevailing rate of wages to the Subconsultant’s workers, the CONSULTANT shall diligently take corrective action to halt or rectify the failure, including but not limited to, retaining sufficient funds due the Subconsultant for work performed on the public works project.
iv. Prior to making final payment to the Subconsultant for work performed on the public works project, the CONSULTANT shall obtain an affidavit signed under penalty of perjury from the Subconsultant that the Subconsultant had paid the specified general prevailing rate of per diem wages to the Subconsultant’s employees on the public works project and any amounts due pursuant to Labor Code §1813.
e. Pursuant to Labor Code §1775, LOCAL AGENCY shall notify the CONSULTANT on a public works project within fifteen (15) calendar days of receipt of a complaint that a Subconsultant has failed to pay workers the general prevailing rate of per diem wages.
f. If LOCAL AGENCY determines that employees of a Subconsultant were not paid the general prevailing rate of per diem wages and if LOCAL AGENCY did not retain sufficient money under the AGREEMENT to pay those employees the balance of wages owed under the general prevailing rate of per diem wages, the CONSULTANT shall withhold an amount of moneys due the Subconsultant sufficient to pay those employees the general prevailing rate of per diem wages if requested by LOCAL AGENCY.

Hours of Labor – Eight (8) hours labor constitutes a legal day's work. The CONSULTANT shall forfeit, as a penalty to the LOCAL AGENCY, twenty-five dollars ($25) for each worker employed in the execution of the AGREEMENT by the CONSULTANT or any of its Subconsultants for each calendar day during which such worker is required or permitted to work more than eight (8) hours in any one calendar day and forty (40) hours in any one calendar week in violation of the provisions of the Labor Code, and in particular §§1810

to 1815 thereof, inclusive, except that work performed by employees in excess of eight (8) hours per day, and forty (40) hours during any one week, shall be permitted upon compensation for all hours worked in excess of eight (8) hours per day and forty (40) hours in any week, at not less than one and one-half (1.5) times the basic rate of pay, as provided in §1815.

Employment of Apprentices
a. Where either the prime AGREEMENT or the subagreement exceeds thirty thousand dollars ($30,000), the CONSULTANT and any subconsultants under him or her shall comply with all applicable requirements of Labor Code §§ 1777.5, 1777.6 and 1777.7 in the employment of apprentices.
b. CONSULTANTs and subconsultants are required to comply with all Labor Code requirements regarding the employment of apprentices, including mandatory ratios of journey level to apprentice workers. Prior to commencement of work, CONSULTANT and subconsultants are advised to contact the DIR Division of Apprenticeship Standards website at https://www.dir.ca.gov/das/, for additional information regarding the employment of apprentices and for the specific journey-to- apprentice ratios for the AGREEMENT work. The CONSULTANT is responsible for all subconsultants’ compliance with these requirements. Penalties are specified in Labor Code §1777.7.

15. Licenses. Consultant represents and warrants to City that it has all licenses, permits, qualifications, insurance and approvals of whatsoever nature, which are legally required of Consultant to practice its profession. Consultant represents and warrants to City that Consultant shall, at its sole cost and expense, keep in effect or obtain at all times during the term of this Agreement, any licenses, permits, insurance and approvals which are legally required of Consultant to practice its profession. Consultant shall maintain a City of Yuba City business license.

16. Indemnity. Consultant agrees to defend, indemnify and hold harmless the City, its officers, officials, agents, employees and volunteers from and against any and all claims, demands, actions, losses, damages, injuries, and liability, direct or indirect (including any and all costs, including attorney fees and expenses in connection therein), arising out of the performance of this Agreement in whole or in part by any negligent act or omission of the Consultant, or anyone directly or indirectly employed by the Consultant or anyone for whose acts the Consultant may be liable, or its failure to comply with any of its obligations contained in this Agreement, except for any such claim arising out of the sole negligence or willful misconduct of the City, its officers, agents, employees or volunteers.

17. Insurance Requirements. Consultant, at Consultant’s own cost and expense, shall procure and maintain, for the duration of the contract, necessary insurance policies as described in Exhibit B.

18. Notices. Any notice required to be given under this Agreement shall be in writing and either served personally or sent prepaid, first class mail. Any such notice shall be addressed to the other party at the address set forth below. Notice shall be deemed

communicated within 48 hours from the time of mailing if mailed as provided in this section.

If to City [Name]
[Department]
City of Yuba City
1201 Civic Center Blvd
Yuba City, CA 95993
[(530) 822-XXXX]
If to Consultant: [Name]
[Title]
[Organization, vendor name]
[Address]
[City, Sate, Zip code]
[Phone number]

19. Entire Agreement. This Agreement constitutes the complete and exclusive statement of Agreement between the City and Consultant. All prior written and oral communications, including correspondence, drafts, memoranda, and representations, are superseded in total by this Agreement.

20. Amendments. This Agreement may be modified or amended only by a written document executed by both Consultant and City and approved as to form by the City Attorney.

21. Assignment and Subcontracting. The parties recognize that a substantial inducement to City for entering into this Agreement is the professional reputation, experience and competence of Consultant. Assignments of any or all rights, duties or obligations of the Consultant under this Agreement will be permitted only with the express consent of the City. Consultant shall not subcontract any portion of the work to be performed under the Agreement without the written authorization of the City. If City consents to such subcontract, Consultant shall be fully responsible to City for all acts or omissions of the subcontractor. Nothing in this Agreement shall create any contractual relationship between City and subcontractor nor shall it create any obligation on the part of the City to pay or to see to the payment of any monies due to any such subcontractor other than as otherwise is required by law.

22. Waiver. Waiver of a breach or default under this Agreement shall not constitute a continuing waiver of a subsequent breach of the same or any other provision under this Agreement.

23. Severability. If any term or portion of this Agreement is held to be invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions of this Agreement shall continue in full force and effect.

24. Controlling Law Venue. This Agreement and all matters relating to it shall be governed by the laws of the State of California and any action brought relating to this Agreement shall be held exclusively in a state court in the County of Sutter.

25. Litigation Expenses and Attorneys’ Fees. If either party to this Agreement commences any legal action against the other party arising out of this Agreement, the prevailing party shall be entitled to recover its reasonable litigation expenses, including court costs, expert witness fees, discovery expenses, and attorneys’ fees.

26. Disputes. Prior to either party commencing any legal action under this AGREEMENT, the parties agree to try in good faith, to settle any dispute amicably between them. If a dispute has not been settled after forty-five (45) days of good-faith negotiations and as may be otherwise provided herein, then either party may commence legal action against the other.
a. Any dispute, other than audit, concerning a question of fact arising under this AGREEMENT that is not disposed of by agreement shall be decided by a committee consisting of LOCAL AGENCY’s Contract Administrator and (Insert Department Head or Official), who may consider written or verbal information submitted by CONSULTANT.
b. Not later than thirty (30) calendar days after completion of all work under the AGREEMENT, CONSULTANT may request review by LOCAL
AGENCY Governing Board of unresolved claims or disputes, other than audit. The request for review will be submitted in writing. c. Neither the pendency of a dispute, nor its consideration by the committee will excuse CONSULTANT from full and timely performance in accordance with the terms of this AGREEMENT.

27. Execution. This Agreement may be executed in several counterparts, each of which shall constitute one and the same instrument and shall become binding upon the parties when at least one copy hereof shall have been signed by both parties hereto. In approving this Agreement, it shall not be necessary to produce or account for more than one such counterpart.

28. Authority to Enter Agreement. Consultant has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement. Each party warrants that the individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and to bind each respective party.

29. Prohibited Interest. Consultant maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for Consultant, to solicit or secure this Agreement. Further, Consultant warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Consultant, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no member, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising there from.

30. Equal Opportunity Employment. Consultant represents that it is an equal opportunity employer and it shall not discriminate against any subcontractor, employee or applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex or age. Such non- discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination. Consultant shall also comply with all relevant provisions of City’s Affirmative Action Plan or other related programs or guidelines currently in effect or hereinafter enacted.

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.

CITY OF YUBA CITY: CONSULTANT:

By: _____________________________ By: _________________________ [Authorized signer for the [Name]
City of Yuba City] [Title]
[Title]
Attachments: Exhibit A – Scope of Services
Exhibit B – Insurance Requirements

Exhibit A
Scope of Services
Services as described in Consultant proposal dated ______________________. City is contracting for _________________________________.

Exhibit B
Agreement for Professional Services
Insurance Requirements
I. Workers’ Compensation Coverage. Consultant shall maintain Workers’ Compensation Insurance for his/her employees in accordance with the laws of the State of California and Employers Liability Insurance in an amount not less than one million dollars ($1,000,000) per accident for bodily injury and/or disease. In addition, Consultant shall require each subcontractor to similarly maintain Workers’ Compensation Insurance in accordance with the laws of the State of California and Employers Liability Insurance in an amount not less than one million dollars ($1,000,000) per accident for bodily injury and/or disease. For all of the subcontractor’s employees. Any notice of cancellation or non-renewal of all Workers’ Compensation policies must be received by the City at least thirty (30) days prior to such change. The insurer shall agree to waive all rights of subrogation against City, its officers, agents, employees and volunteers for losses arising from work performed by Consultant for City. This provision shall not apply if Consultant has no employees performing work under this Agreement. If the Consultant has no employees for the purposes of this Agreement, Consultant shall sign the “Certificate of Exemption from Workers’ Compensation Insurance” which is attached hereto as Exhibit C.

II. General Liability Coverage. Consultant shall maintain commercial general liability insurance in an amount not less than one million dollars ($1,000,000) per occurrence for bodily injury, personal injury and property damage. If a commercial general liability insurance form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this Agreement or the general aggregate limit shall be at least twice the required occurrence limit.

III. Automobile Liability Coverage. Consultant shall maintain automobile liability insurance covering bodily injury and property damage for all activities of the Consultant arising out of or in connection with the work to be performed under this Agreement, including coverage for owned, hired and non-owned vehicles, in an amount of not less than one million dollars ($1,000,000) combined single limit for each occurrence.

IV. Professional Liability Coverage. Consultant shall maintain professional errors and omissions liability insurance for protection against claims alleging negligent acts, errors or omissions which may arise from Consultant’s operations under this Agreement, whether such operations are by the Consultant or by its employees, subcontractors, or sub-consultants. The amount of this insurance shall not be less than one million dollars ($1,000,000) on a claims-made annual aggregate basis, or a combined single-limit per occurrence basis.

V. Endorsements. Each general liability and automobile liability insurance policy shall be with insurers possessing a current A.M. Best’s rating of no less than A:VII and shall be endorsed with the following specific language or equivalent:

A. The City, its elected or appointed officers, officials, employees, agents and volunteers are to be covered as additional insured with respect to liability arising out of work performed by or on behalf of the Consultant, including materials, parts or equipment furnished in connection with such work or operations. Conforms to ISO CG 2009 and CG 2037 10 01. Both are required.

B. This policy shall be considered primary insurance as respects to the City, its elected or appointed officers, officials, employees, agents and volunteers. Any insurance maintained by the City, including any selfinsured retention the City may have, shall be considered excess insurance only and shall not contribute with it.

C. This insurance shall act for each insured and additional insured as though a separate policy had been written for each, except with respect to the limits of liability of the insuring company.

D. The insurer waives all rights of subrogation against the City, its elected or appointed officers, officials, employees or agents.

E. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to the City, its elected or appointed officers, officials, employees, agents or volunteers.

F. The insurance provided by this policy shall not be suspended, voided, canceled, or reduced in coverage except after thirty (30) days written notice has been received by the City.

VI. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. At the City’s option, Consultant shall demonstrate financial capability for payment of such deductibles or self-insured retention’s.

VII. Certificates of Insurance. Consultant shall provide certificates of insurance with original endorsements to City, as evidence of the insurance coverage required herein. Certificates of such insurance shall be filed with the City on or before commencement of performance of this agreement. Current certification of

insurance shall be kept on file with the City at all times during the term of this Agreement.

ATTACHMENT 2

Murphy Austin Adams Schoenfeld LLP // 555 Capitol Mall, Suite 850, Sacramento, CA 95814 P: 916.446.2300 F: 916.503.4000 // www.murphyaustin.com LISA D. NICOLLS
(916) 446-2300 EXT. 3074
[email protected]
February 4, 2022

VIA EMAIL AND MAIL
Josh Wolffe
City of Yuba City
1201 Civil Center Blvd.

Yuba City, CA 95993
[email protected]
Re: Bridge Street Widening – Gray Avenue to Cooper Avenue, Contract No. 21-01 Project Bid
Bid Protest of All-American Construction, Inc.

Dear Mr. Wolffe:

We represent All American Construction, Inc. (“AACI”) with respect to the bid submitted by Baldwin Contracting, Inc. dba Knife River Construction (“Knife River”) for the above referenced Project. AACI hereby protests the bid of the apparent low bidder, Knife River for the Project, as well as any intended award to Knife River of the contract for the Project. As detailed below, AACI is informed and asserts that Knife River’s bid is non-responsive and Knife River is a non-responsible bidder for the Project, and that AACI is the lowest responsible, responsive bidder and should be awarded the contract for this Project.

The bid submitted by Knife River must be rejected because Knife River is not a responsible bidder. The concept of responsibility refers to trustworthiness and the quality, fitness and the capacity to perform the work. City of Inglewood v. Superior Court (1972) 7 Cal.3d 861. 867. Here, Knife River failed to list a subcontractor to performing the necessary grinding work for the Project (the value of which will well exceed the .05% listing threshold under the Subcontractor Listing Law) and therefore is legally required to perform said work itself. However, based upon our long history with Knife River, we are informed that Knife River neither owns a grinder nor has employees on staff that have any experience with grinding.

Rather, we are informed that, on all prior projects that have been awarded to Knife River where grinding was required, Knife River hired a subcontractor to perform said work.

The City cannot trust that Knife River will have the capacity or fitness to properly construct the project when it does not have anyone on staff with the necessary expertise to perform the grinding work that it must self perform.

February 4, 2022

MURPHY AUSTIN ADAMS SCHOENFELD LLP
In light of the present facts and circumstances, the bid of Knife River must be rejected and the Contract awarded to the lowest responsive, responsible bidder, AACI. If you require additional information or clarification of any of the information contained in this letter, please do not hesitate to contact the undersigned.

Sincerely,

MURPHY AUSTIN ADAMS SCHOENFELD LLP
LISA D. NICOLLS
LDN

ATTACHMENT 3

ATTACHMENT 4

Agenda Item 16

CITY OF YUBA CITY

STAFF REPORT
Date: March 1, 2022
To: Honorable Mayor & Members of the City Council
From: Public Works Department
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: SB 1383 Ordinance Updates Second Reading
Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City adding Section 7-

10.03 of Chapter 10 of Title 7, adding Chapter 18 (Model Water Efficient Landscape Ordinance) of Title 7, amending Chapter 3 (Mandatory Refuse Collection Services) of Title 6, and amending Section 6-4.03 of Chapter 4 of Title 6 of the Yuba City Municipal Code to comply with Senate Bill 1383 by title only and waive the second reading
Fiscal Impact: Staff time to develop and coordinate implementation of SB 1383 regulations and enforcement. Potential citation revenues to offset enforcement costs.

Purpose:

To meet the SB 1383 Short-lived Climate Pollutant Reduction Act of 2016 (SB 1383) compliance regulations for local jurisdictions by enacting changes to the Yuba City Municipal Code.

Council’s Strategic Goal:

This item addresses the City Council’s Strategic Goal of Infrastructure by providing for organic waste disposal and water-efficient landscaping.

Background:

In September 2016, SB 1383 established statewide methane emissions reduction targets in an effort to reduce emissions of short-lived climate pollutants in various sectors of California’s economy; it includes statewide goals to reduce the disposal of organic waste and recover edible food for human consumption.

SB 1383 regulations include a requirement for local jurisdictions, including the City of Yuba City, to adopt specific ordinance sections to implement and enforce SB 1383 within the jurisdiction, including administrative penalties for violation. While the compliance date for the City was January 1, 2022, full implementation and enforcement by the City on local entities will not begin until January 1, 2024.

The City also operates within a regional agency, known as the Yuba-Sutter Regional Waste

Management Authority (RWMA), for state diversion tracking and reporting purposes. On November 1, 2021, the six regional partners of RWMA entered into an amended Joint Powers Agreement which increased the authority of the RWMA to take responsibility for many of the SB 1383 activities and requirements. This regional approach will allow for significant time and cost savings for the City, as the City will not be required to independently provide the staffing and funding for many of the implementation and enforcement tasks, including some of those in the proposed Ordinance.

The Ordinance was introduced on February 15, 2022, and a Resolution which will add an Administrative Civil Penalties fee schedule consistent with the SB 1383 regulations to the City’s User Fee Schedule was adopted at that time.

Analysis:

The proposed Ordinance, developed in coordination with RWMA to be adopted by each of the regional partners, updates three areas of the Municipal Code in accordance with the SB 1383 regulations, as described below.

Section 7-10.03 – Addition
While the City already has adopted the California Green Building Standards (CALGreen) Code as a whole per Section 7-10.01 of Chapter 10 (California Green Building Standards, (CALGreen) Code) of Title 7 (Building Regulations), SB 1383 regulations include particular language which highlights the standards and conditions within the CALGreen Code that the City will enforce regarding disposal of construction debris during building and the planning for adequate areas for recycling and organic waste disposal, which are to be added to Chapter 10 of Title 7 as Section 7-10.03 (Compliance with CALGreen Building Standards recycling requirements).

Chapter 18 of Title 7 – Addition
The Model Water Efficient Landscape Ordinance (MWELO) was originally adopted by the State of California in 2015, and the City reports annually to the Department of Water Resources on compliance with its design requirements by building permittees in the City. SB 1383 regulations include amendments to the MWELO to elaborate on the use of organic materials as part of a water-efficient landscape plan, which encourages the recycling and reuse of organic waste. Chapter 18 (Model Efficient Landscape Ordinance) is to be added to Title 7 (Building Regulations) in order to formally adopt these amendments.

Chapter 3 of Title 6 – Amendment
SB 1383 requires local jurisdictions to inspect and enforce compliance by commercial businesses, property owners, contractors, and other applicable entities with SB 1383 regulations. Requirements include employing proper solid waste collection services; appropriate disposal of refuse, recycling, and organic waste; and recordkeeping and reporting. The proposed Ordinance includes the process for issuing Notices of Violation, penalties, and the appeals process. Noncompliant entities will be provided with education materials describing their SB 1383 obligations until December 31, 2023, and full enforcement including administrative penalties will begin on January 1, 2024.

Although Chapter 3 (Mandatory Refuse Collection Services) of Title 6 (Public Works) was briefly amended in November 2019 to modify permitted methods of garden refuse disposal, the majority of the Chapter has not been amended since 1999. The proposed Ordinance includes minor edits and clarifications to the chapter to address changes in practices by the City and Recology Yuba-Sutter since that time in addition to the new Section 6-3.19 and changes in organic waste definitions and guidance required by SB 1383.

Section 6-4.03 – Amendment
Section 6-4.03 (Placement of garden refuse) currently refers to Section 6-3.11 (Cuttings) for direction on appropriate disposal of garden refuse. According to the SB 1383 definition of organic waste, the description in Section 6-3.11 is obsolete and its contents have been deleted in the amendment described above. Section 6-4.03 has been updated to refer to Chapter 3 of Title 6 as a whole for appropriate disposal direction.

Fiscal Impact:

Staff time and/or professional services may be required to adopt and implement the SB 1383 programs and policies which have not been delegated to the RWMA. Beginning January 1, 2024, Administrative Citation Penalties revenue may offset some of the costs of staff inspection and enforcement.

Alternatives:

There are no alternatives to compliance with SB 1383. Should the City choose not to enact these Municipal Code updates, the City will be subject to the consequences of violating SB 1383, including fines and imposed timelines for correction.

Recommendation:

Adopt an Ordinance of the City Council of the City of Yuba City adding Section 7-10.03 of Chapter 10 of Title 7, adding Chapter 18 (Model Water Efficient Landscape Ordinance) of Title 7, amending Chapter 3 (Mandatory Refuse Collection Services) of Title 6, and amending Section 6-4.03 of Chapter 4 of Title 6 of the Yuba City Municipal Code to comply with Senate Bill 1383 by title only and waive the second reading.

Attachments:

1. Ordinance - SB 1383 Compliance
Prepared By: Submitted By:

Scarlett O. Harris
Administrative Analyst I
Diana Langley
City Manager

01248.0014/767845.2
ATTACHMENT 1

01248.0014/767845.2
ORDINANCE NO. _________
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUBA CITY ADDING SECTION 7-

10.03 OF CHAPTER 10 OF TITLE 7, ADDING CHAPTER 18 (MODEL WATER EFFICIENT LANDSCAPE ORDINANCE) OF TITLE 7, AND AMENDING CHAPTER 3 (MANDATORY REFUSE COLLECTION SERVICES) AND SECTION 6-4.03 OF CHAPTER 4 OF TITLE 6 OF THE YUBA CITY MUNICIPAL CODE TO COMPLY WITH SB 1383 SHORT-LIVED CLIMATE POLLUTANT REDUCTION ACT OF 2016
WHEREAS, the City Council of Yuba City (“City”) is authorized by the California Constitution, Article XI, Section 7 to make and enforce within its limits all local, police, sanitary, and other ordinances and regulations not in conflict with general laws; and WHEREAS, the City Council has adopted the Yuba City Municipal Code, which it periodically updates to protect the public health, safety, and welfare; and WHEREAS, California Senate Bill (SB) 1383, the Short-lived Climate Pollutant Reduction Act of 2016, requires the City to adopt and enforce an ordinance or enforceable mechanism to implement relevant provisions of the SB 1383 Regulations, including:

A. Compliance with the construction and demolition debris diversion requirements of CALGreen;
B. The provision of readily accessible areas for depositing, storage and collection of nonhazardous materials for recycling in Multi-Family Residential Dwellings and commercial construction projects as required by CALGreen; and,
C. Compliance with specified provisions of the Model Water Efficient Landscape Ordinance (MWELO) established by Title 23 California Code of Regulations, Division 2, Chapter

2.7; and
WHEREAS, Effective November 1, 2021, that certain “Fourth Amended and Restated Joint Powers Agreement” was executed by the Regional Waste Management Authority (“Authority”), a duly formed joint powers authority pursuant to Government Code §6500 et seq., to confirm the Authority’s joint membership, including the City’s membership thereto. Authority has been, and continues to be, the responsible agency for the preparation and submission of regional planning documents and annual reports and coordination of waste diversion programs pursuant to Assembly Bill 939 and the corresponding regulations in Title 14 of the California Code of Regulations, Division 7, Chapter 9; and
WHEREAS, Pursuant to the Fourth Amended and Restated Joint Powers Agreement, the Authority has assumed the duties of the responsible authority to coordinate, administer and/or implement compliance with and enforcement of Senate Bill 1383, as specified therein, on behalf of each joint powers member, including the City; and
WHEREAS, City Council desires to update and amend the Yuba City Municipal Code in order to comply with and implement in coordination with the Authority the relevant provisions and programs of SB 1383.

NOW THEREFORE, the City Council of the City of Yuba City does ordain as follows:

01248.0014/767845.2
Section 1.

The above recitals are all true and correct and are hereby adopted as findings.

Section 2.

The proposed ordinance was assessed in accordance with the authority and criteria contained in CEQA, the State CEQA Guidelines (“CEQA Guidelines”), and the environmental regulations of the City. The City Council finds and determines that the proposed ordinance is not a “project” for the purposes of CEQA and consistent with CEQA Guidelines Section 15378, as it promotes environmental conditions by providing environmentally sound processes and procedures and provides for administrative enforcement of the same, and will not result in direct or indirect substantial, adverse physical changes in the environment as compared to the current baseline.

Additionally, the City Council finds and determines for the same reasons that even if the proposed ordinance were a project for the purposes of CEQA, there is no possibility that this project may have a significant adverse effect on the environment pursuant to CEQA Guidelines, Section 15061(b)(3). Therefore, the proposed ordinance is not subject to CEQA.

Section 3.

Section 7-10.03 of Chapter 10 (California Green Building Standards, (CALGreen) Code) of Title 7 (Building Regulations) of the Yuba City Municipal Code is hereby added to read as follows:

Sec. 7-10.03. Compliance with CALGreen Building Standards recycling requirements. (a) Persons applying for a building permit from the City for new construction and building additions and alterations shall comply with the construction and demolition debris diversion requirements pursuant to Sections 4.408 and 5.408, as applicable, of the California Green Building Standards Code, Title 24 of the California Code of Regulations (CCR), Part 11, known as CALGreen, as may be amended, if its project is covered by the scope of CALGreen. For projects covered by the scope of CALGreen, project applicants shall also comply with all written and published City policies and/or administrative guidelines regarding the provision of a construction waste management plan; construction waste management plan acknowledgment by the project contractor and subcontractors; and, construction waste management plan compliance documentation.
(b) Project applicants shall refer to Title 7 (Building Regulations) and Title 8 (Planning and Zoning) of this Code for complete CALGreen requirements. (c) For projects covered by CALGreen, as may be amended, applicants must, as a condition of the City’s permit approval, comply with the following:
(1) Where five (5) or more Multi-Family dwelling units are constructed on a building site, provide readily accessible areas that serve occupants of all buildings on the site and that are identified for the storage and collection of nonhazardous materials for recycling, including recyclable materials and organic waste materials collected in the City’s solid waste collection program, in compliance with provision of adequate space for recycling for Multi-Family premises pursuant

01248.0014/767845.2
to Section 4.410.2 of the California Green Building Standards Code, 24 CCR, Part 11.
(2) New Commercial (excluding Multi-Family premises) construction or additions resulting in an increase of 30% or more of the floor area shall provide readily accessible areas identified for the storage and collection of nonhazardous materials for recycling, including recyclable materials and organic waste materials collected in the City’s solid waste collection program, in compliance with provision of adequate space for recycling for Commercial premises pursuant to Sections 5.410.1 and 5.410.1.2 of the California Green Building Standards Code, 24 CCR, Part 11 as may be amended provided amended requirements are more stringent than the CALGreen requirements for adequate recycling space effective January 1, 2020. Section 5.410.1.2 of the California Green Building Standards Code, 24 CCR, Part 11 references the space allocation sample ordinance developed pursuant to Chapter 18, Part 3, Division 30 of the California Public Resources Code, known as the California Solid Waste Reuse and Recycling Access Act of 1991, which took effect in the City September 1, 1993 as the City did not adopt an alternate ordinance.

Section 4.

Chapter 18 (Model Water Efficient Landscape Ordinance) of Title 7 (Building Regulations) of the Yuba City Municipal Code is hereby added to read as follows:

Sec. 7-18.01. Model Water Efficient Landscape Ordinance requirements. (a) “Model Water Efficient Landscape Ordinance” or “MWELO” refers to the Model Water Efficient Landscape Ordinance, 23 CCR, Division 2, Chapter 2.7, which is adopted herein by reference, as is now in effect or may hereafter be amended. (b) Property owners or their building or landscape designers, including anyone requiring a building or planning permit, plan check, or landscape design review from the City, who are constructing a new (Single-Family, Multi-Family, public, institutional, or Commercial) project with a landscape area greater than 500 sq. ft, or rehabilitating an existing landscape with a total landscape area greater than 2,500 sq. ft, shall comply with Sections 492.6(a)(3), (B), (C), (D), and (G), as may be amended, of the MWELO as delineated in this Section.
(c) The following soil amendment, compost, and mulch use requirements that are part of the MWELO are now also included as requirements of this ordinance. Other requirements of the MWELO are in effect and can be found in 23 CCR, Division 2, Chapter 2.7. (d) Property owners or their building or landscape designers that meet the threshold for MWELO compliance outlined in Section 7-18.01(b) above shall comply with Sections 492.6 (a)(3), (B), (C), (D), and (G), as may be amended, of the MWELO, which requires the submittal of a landscape design plan with a soil preparation, mulch, and amendments section to include the following:
(1) For landscape installations, soil amendments shall be incorporated according to recommendations of the soil management report per Section 492.5 of the MWELO and what is appropriate for the plants selected.

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(2) For landscape installations, compost at a rate of a minimum of 4 cu. yd per 1,000 sq. ft of permeable area shall be incorporated to a depth of 6 in into the soil. Soils with greater than 6 percent organic matter in the top 6 in of soil are exempt from adding compost and tilling.
(3) For landscape installations, a minimum 3-in layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife up to 5 percent of the landscape area may be left without mulch. Designated insect habitat must be included in the landscape design plan as such.
(4) Organic mulch materials made from recycled or post-consumer materials shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer organic products are not locally available. Organic mulches are not required where prohibited by local fuel modification plan guidelines or other applicable local ordinances.
(e) The MWELO compliance items listed in this Section are not an inclusive list of MWELO requirements; therefore, property owners or their building or landscape designers that meet the threshold for MWELO compliance outlined in Section 7-18.01(b) shall consult the full MWELO for all requirements.

Section 5.

Chapter 3 (Mandatory Refuse Collection Services) of Title 6 (Public Works) of the Yuba City Municipal Code is hereby amended to read in its entirety as follows:

CHAPTER 3. MANDATORY REFUSE COLLECTION SERVICES
Sec. 6-3.01. Definitions.

The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:
(a) "Collector" shall mean the refuse disposal company with whom the City has contracted to provide the residents and property owners of the City with refuse collection services. There may be more than one collector for said services.
(b) "Director" shall mean the Administrative ServicesPublic Works Director of the City of Yuba City, or his/her authorized agent(s).
(c) "Nuisance" shall mean the accumulation and existence of refuse on any private premises, on, in, or upon any street, alley, or other public place within the City may be declared to be a nuisance. No person who owns, controls, or occupies any premises in the City shall cause, permit or allow any such nuisance to exist thereon. (d) “Organic Waste” means wastes containing material originating from living organisms and their metabolic waste products, including but not limited to food, green material, landscape and pruning waste, organic textiles and carpets, lumber, wood, paper products, printing and writing paper, manure, biosolids, digestate, and sludges or as otherwise defined in 14 CCR Section 18982(a)(46). Biosolids and digestate are as defined by 14 CCR Section 18982(a).

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(ed) "Owner" shall mean and shall conclusively be deemed to be the legal owner of any property subject to this chapter.
(ef) "Refuse" shall mean garbage and other refuse including, without limitation:
(1i) Accumulations of animal, fruit, or vegetable matter, including fats, oils, and grease, that attend the preparation, use, cooking, dealing in, or storage of meat, fish, fowl, fruits, or vegetables, which may collectively be known as “organic waste and containers originally used for foodstuffs;”
(2ii) Lawn and garden refuse such as leaves, grass cuttings, roots, and weeds from which the soil has been removed, trimmings from trees or shrubs, plants, and similar materials;
(3iii)Rubbish and trash such as paper, rags, cardboard, fiber, metal, glass, cartons, containers, boxes, bottles or jars, containers originally used for foodstuffs, and other articles or materials of a similar nature normally discarded as household or business refuse; and
(4iv)Other trash and rubbish other than debris which has resulted from the construction activities or demolition of structures. Debris resulting from construction or demolition shall be disposed of in accordance with Section 6-3.16.sod, rocks, concrete, bricks and similar solid material, plaster or dirt. "Refuse" shall not include large appliances or furniture or chemicals of a type which must be disposed of in a Class I landfill.
(gf) "Refuse collection area" shall mean that space on the premises where refuse is deposited by occupants and where said refuse is stored until it is transferred into or onto a collection vehicle and removed from the premises.
(g) "Standard container" shall mean a can made of metal or other nonbreakable watertight material with a close fitting cover, cover handle and side handles, of not more than 35 gallons net capacity.
(h) "Cart" shall mean an 85-gallon or larger container with wheels supplied by the collector(s). (hi) "Report" shall mean the report of delinquent accounts compiled by the collector(s) and submitted to the Director on a monthlyn annual basis, and consisting of all delinquent accounts ; all accounts not less than 30 days delinquent. (i) “Solid Waste” has the same meaning as defined in State Public Resources Code Section 40191, which defines Solid Waste as all putrescible and non-putrescible solid, semisolid, and liquid wastes, including garbage, trash, refuse, paper, rubbish, ashes, industrial wastes, demolition and construction wastes, abandoned vehicles and parts thereof, discarded home and industrial appliances, dewatered, treated, or chemically fixed sewage sludge that is not Hazardous Waste, manure, vegetable or animal solid and semisolid wastes, and other discarded solid and semisolid wastes, with the exception that Solid Waste does not include any of the following wastes:
(1) Hazardous Waste.
(2) Radioactive waste regulated pursuant to the State Radiation Control Law (Chapter 8 (commencing with Section 114960) of Part 9 of Division 104 of the State Health and Safety Code).
(3) Medical waste regulated pursuant to the State Medical Waste Management Act (Part 14 (commencing with Section 117600) of Division 104 of the State Health and

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Safety Code). Untreated medical waste shall not be disposed of in a Solid Waste landfill, as defined in State Public Resources Code Section 40195.1. Medical waste that has been treated and deemed to be Solid Waste shall be regulated pursuant to Division 30 of the State Public Resources Code.
(4) Recyclable Materials, Construction and Demolition (C&D) debris, Organic Waste, or other salvageable materials only when such materials are Source Separated from Solid Waste at the site of generation.

Sec. 6-3.02. Collection by the City.

All refuse accumulated in the City shall be collected, conveyed, and disposed of by the City, its duly authorized agents and employees, or by the collector(s) with whom the City may contract or have contracted for the collection, conveyance, and disposal of refuse. The City and such contractor or contractors and their employees shall, except as otherwise provided in this chapter, have the exclusive right to collect, convey, and transport in all refuse, along or over the public streets, alleys, and highways in the City all refuse. This section shall not prohibit transportation of refuse over public ways within the City by collectors authorized by the Sutter County Health Officer to serve County areas adjacent to the City limits or as permitted for selfhaul.

Sec. 6-3.03. Use of City's collection service required.

The periodic collection of refuse from all places in the City benefits all occupants of places and premises in the City and promotes and protects the health, safety, and welfare of all residents of the City. Therefore, refuse collection services provided by the collector(s), City, or its authorized agents, are mandatory for all owners of property within the City in or from which refuse is created, accumulated, or produced; provided, however, that there may be joint or multiple use of refuse containers in certain circumstances.

It is unlawful for any person other than the collector(s) or employees of the City to collect, remove, or dispose of refuse within the City on a regularly scheduled basis for compensation; provided, however, that nothing contained herein shall prevent the use of garbage- disposal devices as provided in the Uniform Plumbing Code.
(a) Fats, oils, and grease shall not be disposed of through the use of garbage-disposal devices nor shall they be permitted to enter the City’s wastewater-collection system.

Sec. 6-3.04. Appeals.
(a) An owner may appeal the mandatory collection of refuse in accordance with Section 6-

3.03 by filing with the Director a written request within 15 days of receiving notice from the City or its authorized agent or collector(s) that refuse service is required on the owner's property. The appeal shall set forth a statement of the action desired by owner and list the reasons for the desired action.
(b) Qualifying criteria for an appeal will include an alternative legal method of disposing of refuse or complete recycling of all existing refuse. Sections 6-3.06 and 6-3.14 of this chapter shall also be included as part of the criteria in evaluating an appeal from mandatory collection.
(c) The disposal of refuse via an alternative method shall not include hauling to a landfill, nor disposing of refuse at another person's property or a place of business/employment (unless the owner's address serves as both his/her residence and business location).

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(d) Accommodation for Physical handicapsdisabilities which are interfering with transporting refuse containers to the curbside shall be worked out with the collector. (a)(e) Sections 6-3.06 and 6-3.14 of this chapter shall also be included as part of the criteria in evaluating an appeal from mandatory collection. The appeal shall be acted upon by the Director within ten (10) days after the date of filing. The Director's determination shall be final and cannot be appealed.

Sec. 6-3.05. Owner responsible for refuse collection.

The owner of any property within the City in or from which refuse is created, accumulated, or produced shall subscribe to and pay for refuse collection service rendered to such property by the collector(s) and shall provide at a location specified in the City's agreement with the collector(s) an adequate container or containers for deposit of refuse at a location specified in the City's agreement with the collector(s). The necessity for and type of refuse collection service required, the type of containers to be utilized/provided, and the rates to be charged for refuse collection services shall be established by agreement between the City and the collector(s) or by Rresolution adopted by the City Council.

Nothing in this section is intended to prevent an arrangement, or the continuance of an existing arrangement, under which payments for refuse collection service are made by a tenant, or tenants, or any agent, on behalf of the owner; h. However, any such arrangement will not affect the owner's obligation to the City or to the collector(s) for the payment for such service.

Sec. 6-3.06. Prohibition.
(a) No person who owns, controls, or occupies any premises shall permit refuse to accumulate for a period in excess of the period provided in this chapter or in rules and regulations adopted pursuant hereto, and no such person shall, following notice thereof, fail, decline, or neglect to place refuse within refuse containers as provided in this chapter and in accordance with the rules and regulations established pursuant to this chapter. (b) No person shall throw, deposit, or leave any refuse, or permit the same to be thrown, deposited, or left on the property or premises of another without the knowledge and prior permission of the owner thereof.
(c) No owner of real property located in the City shall knowingly permit or countenance his/her tenants while in occupation of such property to throw, deposit, or leave any refuse upon the property or premises of another.
(d) No person shall throw, deposit, or leave any refuse, or, being in possession or control of any refuse, shall permit the same to be thrown, buried without being properly licensed to do so, deposited, or left in or upon any street or other public place in violation of this chapter or the rules and regulations established pursuant to this chapter. (e) No person shall use burning as a method of refuse disposal except in accordance with Feather River Air Quality Management District requirements and procedures.where a permit has been obtained as provided in Title 4, Chapter 5, Section 4-5.02 of the Yuba City Municipal Code.

Sec. 6-3.07. Responsibility for providing container.

The collector shall make available, and Eevery owner, occupant, manager, or person in control of the premises of any dwelling unit or units, or of any place of business or institution

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within the City where refuse accumulates, shall provide or cause to be provided a sufficient number of containers of adequate size to accommodate all refuse accumulated on the premises between collection days. The occupant, manager, or person in control of the premises shall be primarily responsible for providing the required containers of adequate size. Making arrangements with the collector(s) to provide for a container shall meet the requirement of this section.

Sec. 6-3.08. Failure to initiate service or to provide sufficient refuse containers.

When an owner fails to request adequate refuse collection service within 15 days of occupancy of a property, the collector(s) will give the owner written notification that such service is required. If service is not requested by the owner within 15 days from the date of the mailing of the notice, the collector(s) may initiate and continue refuse service for said property at the owner's expense.

When, in the judgment of the collector(s), additional refuse containers are required, they shall be provided at the owner's cost upon written notification from the collector(s). If the required additional containers are not requested by the owner within 30 days from the date of the mailing of the notice, the collector(s) may provide the required containers at a cost established pursuant to agreement between the City and the collector(s) or pursuant to rules and regulations adopted hereunder. Such cost may be added to the collection fees.

Sec. 6-3.09. Garbage and refuse container requirements.

All containers and carts for refuse shall be in accordance with the City and collector agreement and shall be supplied by the collector(s) so that they shall be capable of being emptied by standard collection equipment. All containers shall comply with the requirements of Senate Bill 1383 (Health and Safety Code §§ 39730.5, 39730.6, 39730.7, and 39730.8 and Public Resources Code Chapter 13.1, Part 3 of Division 30, “SB 1383”). The color, labelling, type and character of all such containers shall be compliant with the requirements of SB 1383, and the provision of such containers shall be performed by the City or its designated collector(s) in compliance with implementation timeframes specified in SB 1383.(a) Any one standard container to accommodate refuse shall not exceed 35 gallons in capacity and 50 pounds in weight, including contents. Carts may be 85 gallons or larger in capacity and up to 200 pounds in weight including the contents and shall be supplied by the collector(s), so that they shall be capable of being emptied by standard cart equipment. Standard containers and carts shall be constructed of metal or other durable watertight materials, and shall be equipped with handles and a cover sufficient to prevent odors from escaping the container, flies and other insects from reaching or coming in contact with refuse, and the contents from being blown away. (b) Refuse may, with Sutter County Health Officer approval, be placed for collection in sturdy, grease-resistant, waterproof, nonreturnable bags which are specifically designed for refuse disposal. Said bags shall be securely tied to prevent spillage. (c) Refuse bins, drop boxes and proprietary containers, any of which may vary in capacity from one to 50 yards, shall conform to the following requirements:
(1) Containers shall be constructed of substantial materials such as rolled steel, forms and plate.
(2) Containers where putrescible waste is deposited shall have self-closing doors or covers which are flyproof and such doors or covers shall remain closed except during loading and unloading.

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(3) Containers where refuse is deposited and which are equipped with covers shall remain closed except during loading and unloading. Containers which are not equipped with covers should be stored in a refuse collection area screened from view from the public streets and from adjacent property by a sight barrier of not less than six ft. high or not less than the height of the container, whichever is greater. This sight barrier may be met by locating the refuse collection area completely within a building or by erecting a structure such as a wall or fence especially for this purpose. The intent of this subsection is to safeguard health and public welfare by preventing refuse from scattering and being blown away. (d) The use of oil drums as refuse containers is prohibited.

Sec. 6-3.10. Placement of containers for collection.

Containers shall be placed at street-side for collection at ground level of the property, not within the right-of-way of a street or alley, and accessible to and not more than 2 two ft. from the curb or sidewalk on the side of the street from which collection is to be made. Containers are to be placed at street-side for collection within 12 hours of the time of collection and shall be removed within 12 hours after collection service is rendered.

Sec. 6-3.11. Cuttings[Reserved].Tree limbs, branches, hedge cuttings, leaves, and similar materials may also be disposed of by placing them in refuse containers in such a manner that the lid can be secured and contents may be readily emptied.

Larger branches from tree and shrub trimmings may also be placed on the ground at the place of collection, providing they are neatly stacked and securely tied into bundles three 3 ft. or less in length and not more than 50 pounds in weight. In addition, said materials may be bagged and placed beside the garden refuse container.

Sec. 6-3.12. Content of containers.

Contents of containers shall be limited to refuse as defined in Section 6-3.01 herein, except as hereinafter qualified. Refuse disposal shall be in accordance with the City and collector agreement(s) and all applicable state regulations.
(a) GarbageOrganic Waste. Organic Wastes which are specifically accepted at the collector’s approved organic materials processing facility. Food wastes or animal feces must be thoroughly drained and securely wrapped to prevent leakage, odor, and access to flies and animals.
(b) RefuseSolid Waste. As defined in California Public Resources Code, Division 30, Part 1, Chapter 2, §40191 and regulations promulgated hereunder. Excluded from the definition of Solid Waste are exempt waste, source separated construction and demolition debris, Recyclable Materials, Organic Materials, and radioactive waste. Feathers and ashes must be dampened and securely wrapped, and vacuum cleaner sweepings must likewise be securely wrapped.
(c) CuttingsRecyclable Materials. Those materials which are capable of being recycled, which shall include, but not be limited to: newspaper (including inserts); mixed paper (including magazines, catalogs, envelopes, junk mail, corrugated cardboard, brown bags and paper, paperboard, paper egg cartons, office ledger paper, and telephone books); glass containers; aluminum beverage containers; pie tins; tin cans; bi-metal containers; and #1-7

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plastics (except for plastic bags, film plastic, packaging peanuts, and foam packaging).Grass, trees, shrub and flower trimmings, leaves and weeds must be contained as set forth in Section 6-3.11.

Sec. 6-3.13. Prohibited materials.

Unless written approval is granted by the Sutter County Health Officer, the following materials are prohibited in refuse set out for collection: aAmmunition;, explosives;, industrial wastes;, chemicals;, pathological,, toxic, and radioactive waste;, acids;, drugs;, medicines;, human feces, unwrapped animal feces;, and items too large for the collection equipment or which may damage the collection machinery such as large pieces of metal, machine parts, logs, and tree stumps.

Sec. 6-3.14. Accumulation limitation.

No person who owns, controls, or occupies any premises shall permit refuse to accumulate for a period in excess of one (1) calendar week, or fail, refuse, or neglect to place such refuse for collection in accordance with schedules established therefor and, the provisions of this chapter and rules and regulations established pursuant thereto.

Sec. 6-3.15. Administration of collection service.

The Director shall administer the provisions of this chapter. In carrying out this responsibility, the Directorhe/she shall have the following powers and duties:
(a) Establish rules and regulations consistent with this chapter governing storage, collection, and disposition of refuse, including the determination of standards and specifications for approved containers and placement of containers. The rules may permit special containers or bins where the quantity or nature of the material to be collected so requires. (b) Establish additional rules and regulations consistent with this chapter as may be necessary, reasonable, and proper to effect the sanitary, expedient, economical, and efficient collection, removal, and disposal of refuse.
(c) Establish the routes, hours, and days of collection; and he/shethe Director may change the same as he/shethe Director deems necessary and shall give notice of such routes, hours, days, and changes as seems advisable.

Sec. 6-3.16. Removal of building scraps.

All owners, contractors, and builders of structures shall, both during construction and demolition and upon the completion of construction or demolition of any such structure, gather up and haul away at their sole cost and expense all refuse of every nature, description, or kind which has resulted from the construction activities or demolition of structures, including all lumber scraps, shingles, plaster, brick, stone, concrete, and other building materials, and shall return the lot and all nearby premises utilized in connection with such construction activities toin a sightly condition. Whenever possible, said materials shall be separated for recycling and disposal per CALGreen Building Standards.

Sec. 6-3.17. Payment for services rendered.

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(a) All billing for refuse collection shall be coordinated and administered by the collector(s); all charges shall become delinquent if not paid within 30 days after the date due (as stated on the refuse collection bill).
(b) If the bill remains unpaid after the date of delinquency, the collector(s) shall be entitled to a delinquency fee. However, said delinquency fee shall not be assessed until 15 days after notification of the delinquency to the owner and recipient of service. The form and content of the delinquency notice sent by the collector(s) and the delinquency fee shall be approved by the City. Said notice shall notify the owner of the fees imposed and the process for collection of delinquent charges. If a tenant is delinquent, the owner shall receive all such delinquency notifications.
(c) Collector(s) may assign to the City at expiration of the 30-day period any delinquent bills for hearing and lien proceedings. The collector(s) will compile said assignments into a report of delinquent accounts which will be submitted to the Director on an annual monthly basisannual basis.
(d) Upon receipt by City of the report from the collector(s), and at the convenience of the City, the Finance Director shall fix a time, date, and place for holding a hearing with respect to the report and any appeals, protests, or objections thereto. The City Clerk shall cause notice of the time and place of the hearing to be mailed to the owner not less than ten (10) days prior to the date of the hearing. At the hearing, the Director shall hear and consider all appeals, objections, and protests, if any, to said report referred to in said notice. Upon conclusion of the hearing, the Director may adopt, revise, change, reduce, or modify any charge or charges or overrule any or all objections and shall make a determination upon the charge or charges as described in said report. The Director's determination shall be final and cannot be appealed.
(e) After the conclusion of the hearing process, and upon confirmation of the report by the Finance Director, the Finance Director shall initiate proceedings to create a lien on the real property to which the refuse collection has been rendered according to Government Code § 25831. The Finance Director is authorized by these provisions to declare that delinquency charges and penalties on refuse collection accounts, as set forth in the report by the collector(s), when recorded shall, after notice and hearing provided herein, be collected on the property tax roll. An administrative fee may be added to the lien amount in accordance with the "Fee and Service Charge—Revenue/Cost Comparison System" of the Yuba City Municipal Code. Chapter 8 (User Fee Recovery System) of Title 3 (Finance) of this Code.

Sec. 6-3.18. Agreements, rules, and regulations.

The City Council may, by agreement with the collector(s) or by separate Rresolution, implement rules and regulations to carry out and promote the provisions of this chapter. Such agreements, rules, and regulations may set forth the time of collection of refuse, the rates to be charged for such collection, the time for payment of such rates, the size of containers to be utilized, the manner in which such containers or bundles of refuse are to be placed for collection and such other matters as may be necessary or appropriate to effect the provisions of this chapter.

Sec. 6-3.19. SB 1383 Iinspections and enforcement.

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(a) Definitions. The following words, terms and phrases, only when used in this Chaptersection, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:
(1) “City Enforcement Official” shall mean the City Manager, department director, or other executive in charge or their authorized Designee(s) who is/are partially or wholly responsible for enforcing this ordinance.
(2) “Commercial Business” or “Commercial” shall mean a firm, partnership, proprietorship, joint-stock company, corporation, or association, whether for-profit or nonprofit, strip mall, industrial facility, or a Multi-Family Residential Dwelling, or as otherwise defined in 14 CCR Section 18982(a)(6). A multi-family residential dwelling that consists of fewer than five (5) units is not a Commercial Business for purposes of implementing this section.
(3) “Compliance Review” shall mean a review of records by the City to determine compliance with this section.
(4) “Designee” shall mean an entity that the City contracts with or otherwise arranges to carry out any of the City’s responsibilities of this section as authorized in 14 CCR Section 18981.2. A Designee may be a government entity, a private entity, or a combination of those entities.
(5) “Enforcement Action" shall mean an action of the City to address non-compliance with this section including, but not limited to, issuing administrative citations, fines, penalties, or using other remedies.
(6) “Inspection” shall mean a site visit where the City reviews records, containers, and an entity’s collection, handling, recycling, or landfill disposal of materials to determine if the entity is complying with requirements set forth in this section. (7) “Multi-Family Residential Dwelling” or “Multi-Family” shall mean of, from, or pertaining to residential premises with five (5) or more dwelling units. (8) “Notice of Violation (NOV)” shall mean a notice that a violation has occurred that includes a compliance date to avoid an action to seek penalties, or as otherwise defined in 14 CCR Section 18982(a)(45) or further explained in 14 CCR Section 18995.4.
(9) “SB 1383” shall mean Senate Bill 1383 of 2016 approved by the Governor on September 19, 2016, which added Sections 39730.5, 39730.6, 39730.7, and 39730.8 to the California Health and Safety Code, and added Chapter 13.1 (commencing with Section 42652) to Part 3 of Division 30 of the California Public Resources Code, establishing methane emissions reduction targets in a statewide effort to reduce emissions of short-lived climate pollutants as amended, supplemented, superseded, and replaced from time-to-time. (10) “SB 1383 Regulations” shall mean or refer to, for the purposes of this section, the Short-Lived Climate Pollutants: Organic Waste Reduction regulations developed by CalRecycle and adopted in 2020 that created 14 CCR, Division 7, Chapter 12 and amended portions of regulations of 14 CCR and 27 CCR.

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(11) “Single-Family” shall mean of, from, or pertaining to any residential premises with fewer than five (5) units.
(b) Inspections and investigations by the City.
(1) City representatives and/or City-designated entities, including Designees, are authorized to conduct inspections and investigations, at random or otherwise, of any project site, collection container, or collection vehicle loads to confirm compliance with this section by Commercial Businesses (including Multi-Family Residential Dwellings), property owners, building/demolition/landscaping contractors, or any other entities subject to applicable laws. This section does not allow City representatives and/or City-designated entities, including Designees, to enter the interior of a private residential property for inspection (e.g., a fenced or gated private property yard or area).
(2) Regulated entity shall provide or arrange for access during all inspections (with the exception of residential property interiors) and shall cooperate with the City’s employee or its designated entity/Designee during such inspections and investigations. Such inspections and investigations may include confirmation of proper solid waste collection services, proper placement of materials in containers, records, or any other requirement of this section described herein.

Failure to provide or arrange for (i) access to an entity’s premises or (ii) access to records for any inspection or investigation is a violation of this section and may result in penalties described in Section 6-3.19(c).
(3) Any records obtained by the City during its inspections and other reviews shall be subject to the requirements and applicable disclosure exemptions of the Public Records Act as set forth in Government Code Section 6250 et seq. (4) City representatives, City-designated entities, and/or Designees are authorized to conduct any inspections or other investigations as reasonably necessary to further the goals of this section, subject to applicable laws. (5) The City shall receive written complaints from persons regarding an entity that may be potentially non-compliant with this section, including receipt of anonymous complaints.
(c) Enforcement.
(1) Violation of any provision of this section shall constitute grounds for issuance of a Notice of Violation and assessment of a fine by a City Enforcement Official or representative. Enforcement Actions under this section are issuance of an administrative citation and assessment of a fine in accordance with Chapter 8 (Nuisances) of Title 4 (Public Safety) of this Code. The City’s procedures on nuisance enforcement and administrative penalties are hereby incorporated in their entirety, as modified from time-to-time, and shall govern the imposition, enforcement, collection, and review of administrative citations issued to enforce this section and any rule or regulation adopted pursuant to this section, except as otherwise indicated in this section. Administrative penalties shall be as per the fee schedule established in Section 6-3.19(c)(4).

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(2) Other remedies allowed by law may be used, including civil action or prosecution as misdemeanor or infraction. The City may pursue civil actions in the California courts to seek recovery of unpaid administrative citations. The City may choose to delay court action until such time as a sufficiently large number of violations or cumulative size of violations exist such that court action is a reasonable use of City staff and resources.
(3) Responsible entity for enforcement.
(i) Enforcement pursuant to this section may be undertaken by the City Enforcement Official(s) or their designated entity, legal counsel, or combination thereof.
(ii) City Enforcement Official(s) will interpret the Code, determine if violation(s) have occurred, implement Enforcement Actions, and determine if compliance standards are met.
(iii) City Enforcement Official(s) may issue Notices of Violation(s). (4) Penalty amounts for violations.

The penalty levels are as follows:
(i) For a first violation, the amount of the base penalty shall be $50 per violation. (ii) For a second violation, the amount of the base penalty shall be $100 per violation.
(iii) For a third or subsequent violation, the amount of the base penalty shall be $250 per violation.
(6) Education period for noncompliance. Upon adoption and enactment of this section by the City and through December 31, 2023, City will conduct inspections and Compliance Reviews, depending upon the type of regulated entity, to determine compliance. If the City determines that a Commercial Business (including Multi-Family Residential Dwellings), property owner, building/demolition/landscaping contractor, or other entity is not in compliance, it shall provide educational materials to the entity describing its obligations under this section and a notice that compliance is required by adoption and enactment of this section and that violations may be subject to administrative civil penalties starting on January 1, 2024.
(7) Civil penalties for noncompliance. Beginning January 1, 2024, if the City determines that a Commercial Business (including Multi-Family Residential Dwellings), property owner, building/demolition/landscaping contractor, or, other entity is not in compliance with this section, it shall document the noncompliance or violation, issue a Notice of Violation, and take Enforcement Action pursuant to this section, as warranted.

01248.0014/767845.2
Sec. 6-3.2019. Violation a misdemeanor.

Every person, firm, or corporation violating any of the provisions of this chapter mayshall be deemed guilty of a misdemeanor and shall be subject to the penalty provision set forth in Chapter 2, Section 1-2.01 of the Yuba City Municipalthis Code.

Sec. 6-3.21. Delegation of duties to Regional Waste Management Authority; incorporation of Authority’s SB 1383 program implementation; interpretation.

The Regional Waste Management Authority (“Authority”) is a duly formed joint powers authority pursuant to Government Code §6500 et seq. of which the City is a member. The Authority serves as (i) the responsible agency the preparation and submission of regional planning documents and annual reports and coordination of waste diversion programs pursuant to Assembly Bill 939 and the corresponding regulations in Title 14 of the California Code of Regulations, Division 7, Chapter 9, and (ii) the responsible agency to coordinate, administer and/or implement compliance with and enforcement of SB 1383 on behalf of each joint powers member, including the City.

The Authority is hereby designated as the City’s “Designee” to carry out any of the City’s responsibilities under SB 1383 as authorized in 14 CCR Section 18981.2, to the extent such responsibilities are further specified and delegated to Authority pursuant to its formational instruments, resolutions, ordinances and policies, as may be amended from time-to-time (“Authority Programs”). The Authority Programs are hereby adopted by reference into this Chapter and made a part hereof.

In interpreting this Chapter in conjunction with the Authority Programs, in the event of any conflict between this Chapter and Authority Programs that cannot be reasonably harmonized through the application of lawful principles of statutory or contract construction, the terms of the Authority Programs shall control with respect to all issues specific to the regulation of organic and food waste collection and disposal.

Sec. 6-3.20. Repeal.

All ordinances inconsistent with the provisions of this ordinance are hereby repealed. Such repeal is to be effective concurrent with and simultaneous with the effective date of this chapter.

Section 6.

Section 6-4.03 of Chapter 4 (Obstructions in Gutters and Ditches) of Title 6 (Public Works) of the Yuba City Municipal Code is hereby amended to read as follows:

Sec. 6-4.03. - Placement of garden refuse.

No person shall deposit in the public right-of-way any garden refuse, including tree trimmings, shrub trimmings, grass clippings, and similar materials. Garden refuse shall be disposed of in accordance with Chapter 3 of Title 6 Municipal Code Section 6-3.11 - Cuttings.

Section 7.

If any section, subsection, sentence, clause, phrase, or portion of this ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance.

The City Council hereby declares that it would have adopted this ordinance and each section,

01248.0014/767845.2
subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or unconstitutional.

Section 8.

This Ordinance shall take effect and be in full force and effect from and after thirty (30) calendar days after its final passage and adoption. Within fifteen (15) calendar days after its adoption, the Ordinance, or a summary of the Ordinance, shall be published once in a newspaper of general circulation.

Introduced and read at a regular meeting of the City Council of the City of Yuba City on the 15th day of February, 2022, and passed and adopted at a regular meeting held on the 1st day of March, 2022.

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________
Dave Shaw, Mayor
ATTEST:
________________________________
Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY
________________________________
SHANNON CHAFFIN, City Attorney
Aleshire & Wynder, LLC

Agenda Item 17

CITY OF YUBA CITY

STAFF REPORT
Date: March 1, 2022
To: Honorable Mayor & Members of the City Council
From: Development Services Department
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: 2021-2029 City of Yuba City General Plan Housing Element Recommendation: A. Conduct a Public Hearing; and
B. Adopt a Resolution of the City Council of the City of Yuba City adopting the revised 2021-2029 City of Yuba City General Plan Housing Element and associated Addendum to the General Plan Environmental Impact Report (EIR) Fiscal Impact: No fiscal impact.

Purpose:

To hold a Public Hearing on the 2021-2029 Housing Element and associated California Environmental Quality Act (CEQA) assessment and approve the same.

Council's Strategic Goal:

This proposal aligns with the City Council’s infrastructure and quality of life goals.

Background:

The updated Housing Element is required to be adopted by May 15, 2021. Per SB 375, there is a 120- day grace period that requires the City to adopt the Housing Element by September 12th in order to stay on an 8-year update cycle. Staff from the Development Services Department and consultants from PlaceWorks provided the Planning Commission and the public with an overview of the Housing Element process and contents at a Public Hearing on April 28, 2021.

The Public Review Draft Housing Element was made available on the City’s website on June 14, 2021 and submitted to HCD for an initial 60-day review on June 15, 2021. Comments from HCD on the draft were received in late July. In response to these comments, a revised draft was submitted to HCD on July 30, 2021. HCD provided the City with a letter dated August 12, 2021, that acknowledges the revisions submitted on July 30, 2021, and outlines additional, minor revisions needed to meet statutory requirements. These revisions are included in the attached Housing Element.

On September 7, 2021, the City Council adopted the 2021-2029 Housing Element, and it was submitted to HCD for a 90-day review period. As part of that review process, HCD provided the City

with a letter on December 10, 2021 that requested minor edits to the Housing Element prior to certification. The revisions include actions that significantly and meaningfully affirmatively further fair housing (AFFH) to overcome identified patterns and trends. This includes adding place-based strategies for community preservation, revitalization and displacement protection.

The revised 2021-2029 Housing Element must be approved and adopted by the City Council prior to certification. Upon confirmation of the documents’ compliance, HCD will issue a letter to this effect; at this point, the document is said to be “certified”.

Analysis:

The purpose of a General Plan Housing Element is to identify current and projected housing needs, and set goals, policies, and programs to address those needs. Housing Elements are required to be updated on eight-year cycles and are subject to the review and approval of the State Housing and Community Development Department (HCD). The proposed 2021–2029 Housing Element will replace the existing 2013-2021 Housing Element that was adopted in 2014 and serve as the City of Yuba City’s guiding policy document to meet future housing needs for all of the City’s economic levels.

Environmental Determination:

An addendum to the City’s General Plan Environmental Impact Report (EIR), certified in February 2004 (State Clearinghouse Number 2001072105) was prepared to evaluate the environmental impact of the proposed update to the City’s Housing Element (Project). This addendum demonstrates that the analysis contained in that EIR adequately addresses the potential physical impacts associated with implementation of the proposed 2021–2029 Housing Element and that none of the conditions described in California Environmental Quality Act (CEQA) Guidelines Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.

Under CEQA Guideline Section 15164, an addendum to an EIR may be prepared if “…only minor technical changes are required or if none of the conditions identified in Guideline Section 15162 are present.” The proposed Housing Element has been evaluated for significant impacts pursuant to Section 15164. Policies included in the Element are designed to bring the City into compliance with state law, or to increase the availability of housing sites. In the absence of substantial evidence to support a fair argument that the project changes may result in significant environmental impacts not previously studied, an addendum to an EIR is appropriate. The discussion in the addendum is meaningfully different than a determination that a project is “exempt” from CEQA review, as the proposed 2021–2029 Housing Element update is not exempt. Rather, the determination here is that the potential impacts of the proposed 2019-2028 Housing Element were adequately evaluated in the previous EIR and that the EIR provides a sufficient and adequate analysis of the environmental impacts of the proposed 2021–2029 Housing Element.

Fiscal Impact:

No fiscal impact.

Alternatives:

1. Deny adoption of the 2021-2029 Housing Element

2. Provide staff with direction on modifications to the proposed Housing Element Update.

Recommendation:

A. Conduct a Public Hearing; and

B. Adopt a Resolution of the City Council of the City of Yuba City adopting the revised 2021-2029 City of Yuba City General Plan Housing Element and associated Addendum to the General Plan Environmental Impact Report (EIR).

Attachments:

1. City Council Resolution

2. Exhibit A: Revised 2021-2029 City of Yuba City General Plan Housing Element

3. Revised Addendum to the City of Yuba City General Plan EIR

4. Letter from HCD to the City of Yuba City dated December 10, 2021

5. Letter from HCD to the City of Yuba City dated August 12, 2021 Prepared By: Submitted By:

Ashley Potočnik
Assistant Planner
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY ADOPTING THE REVISED 2021-2029 CITY OF YUBA CITY GENERAL PLAN

HOUSING ELEMENT AND ASSOCIATED ADDENDUM TO THE GENERAL

PLAN ENVIRONMENTAL IMPACT REPORT (EIR)
WHEREAS, the California Legislature has determined that the availability of housing is a matter of statewide importance and that cooperation between government and the private sector is critical to attainment of the State’s housing goals; and WHEREAS, California Government Code Section 65588(b) requires the City of Yuba City to periodically prepare and update to the Housing Element of its General Plan; and WHEREAS, as provided in Government Code Section 65350 et. seq., this 2021-2029 Housing Element constitutes a General Plan Amendment (“Project”); and WHEREAS, the City of Yuba City prepared the draft 2021-2029 Housing Element in accordance with California Housing Element Law (Government Code section 65580 et seq.); and WHEREAS, California Government Code Section 65583 requires that the Housing Element Update contain: (i) an assessment of the City’s housing needs and an analysis of the resources and constraints, both governmental and non-governmental, relevant to the meeting of these needs; (ii) an inventory of land suitable and available for residential development and an analysis of the development potential of such sites; (iii) a statement of the community’s goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing; and (iv) programs that set forth a schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing Element Update; and WHEREAS, the City’s share of the regional housing need was established in the Regional Housing Needs Assessment Plan prepared and adopted by the Sacramento Area Council of Governments (SACOG) in March 2020. The allocation establishes the number of new units needed, by income category, to accommodate expected population growth over the planning period of the Housing Element; and
WHEREAS, Housing Element Law requires the Housing Element to identify adequate sites to accommodate the City’s Regional Housing Needs Allocation (RHNA) for all income categories, and the Housing Element Update identifies sites that can accommodate housing exceeding the City’s RHNA; and
WHEREAS, in accordance with Government Code Section 65585(b), the City on June 14, 2021, submitted a draft Housing Element to the California Department of Housing and Community Development (HCD) and submitted revisions to HCD dated July 30, 2021; and received a letter from HCD dated August 12, 2021 which found that the City’s draft Housing Element required revisions to comply with Housing Element Law; and
WHEREAS, the City incorporated each of HCD’s specific requirement identified in the August 12, 2021 letter into the City’s 2021-2029 Housing Element; and WHEREAS, the City has determined that the project would not cause any new significant

environmental impacts or substantially increase the severity of significant environmental impacts disclosed in the General Plan EIR. Thus, the proposed project does not trigger any of the conditions in CEQA Guidelines Section 15162 mandating the preparation of a subsequent EIR, and the appropriate environmental document authorized by CEQA Guidelines Section 15164(b) is an addendum; and
WHEREAS, the City has prepared an Addendum to the General Plan EIR for the 2021- 2029 Housing Element Update that fully demonstrates that the analysis in the General Plan EIR (State Clearinghouse Number 2001072015), adequately addresses the potential physical impacts associate with implementation of the proposed project, and the proposed project would not trigger any of the conditions described in CEQA Guidelines Section 15162 calling for the preparation of a subsequent EIR or negative declaration; and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 25, 2021, to consider the General Plan EIR Addendum and the 2021-2029 Housing Element Update; and
WHEREAS, after considering all information provided to it, and providing an opportunity to the public to provide public testimony, the Planning Commission recommended the City Council adopt the proposed General Plan EIR Addendum and the 2021-2029 City of Yuba City General Plan Housing Element.

WHEREAS, on September 7, 2021, the City Council conducted a duly noticed public hearing on the project, at which time it received input from City Staff, public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the City Council after which public testimony was closed; and
WHEREAS, on September 7, 2021 the City Council adopted the 2021-2029 City of Yuba City General Plan Housing Element and associated Addendum to the General Plan EIR; and WHEREAS, on December 10, 2021 the City received a letter from HCD requesting revisions to the previously adopted Housing Element prior to certification; and WHEREAS, several federal, state, and regional funding programs consider housing element compliance as an eligibility requirement; and
WHEREAS, the revised 2021-2029 Housing Element and associated Addendum must be reviewed and re-adopted by City Council prior to HCD certification; and WHEREAS, on March 1, 2022, the City Council conducted a duly noticed public hearing on the project, at which time it received input from City Staff, public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the City Council after which public testimony was closed; and
WHEREAS, on March 1, 2022, the City Council re-adopted the 2021-2029 City of Yuba City General Plan Housing Element and associated Addendum to the General Plan EIR.

NOW, THEREFORE, the City Council of the City of Yuba City does resolve as follows:

1. Recitals: The City council hereby finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.

2. CEQA Findings: The City Council adopts an Addendum to the General Plan EIR (State Clearinghouse Number 2001072015) for the 2021-2029 Housing Element Update. The General Plan EIR was previously prepared and certified in February of 2004. The City Council finds that the General Plan EIR adequately addresses the potential physical impacts associated with the proposed updates to the Housing Element of the General Plan as proposed, and the proposed project would not trigger any of the conditions described in the California Environmental Quality Act (CEQA) Guidelines Section 15162 calling for the preparation of a subsequent EIR or negative declaration. In this regard, the the City Council further finds as follows:
a. No substantial changes are proposed in the project which will require major revisions of the previous Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Basis: As discussed in greater detail in the Addendum, the program changes included in the proposed Housing Element are limited to complying with state law, combining programs with similar intent to aid in implementation, or elimination of programs where the City has already completed the identified task. The proposed Housing Element also identifies a number of sites that could potentially accommodate the City’s Regional Housing Needs Assessment (RHNA) requirements; however, it would not include any rezoning or general plan amendments at this time. Because the proposed Housing Element would not affect the land use pattern of the City or result in any physical change to the environment, the update to the Housing Element would not result in any new environmental impacts or increase the severity of any environmental impacts previously evaluated in the General Plan EIR. Environmental review would be performed when changes to zoning and general plan land uses are proposed. All development in Yuba City must be consistent with the General Plan, and if a discretionary action, would also be subject to CEQA.

The proposed changes to the Zoning Code identified in Table 1-1 of the Housing Element represent modification of existing policy to either streamline development that is already allowed or make the code consistent with State law or implement new programs. As all the sites that these modified programs would affect are currently designated for development in the Land Use Element of the General Plan, there would be no change in the physical impact associated with future development. Therefore, policies identified in the General Plan EIR to reduce physical environmental effects would continue to apply to future development and would reduce impacts to the same significance level as identified in the General Plan EIR. b. No substantial changes have occurred with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Basis: As discussed previously, the proposed Housing Element programs are similar to the existing policies of the General Plan. The proposed 2021–2029 Housing Element includes 13 amended programs and 10 new programs. As stated previously, these amended and new programs would not result in new significant environmental impacts.
c. There is no new information, which was not known and could not have been known at

the time of the previous EIR that the project will have significant effects not discussed in the EIR.

Basis: The proposed project would have the same significant impacts as those disclosed in the certified General Plan EIR. The General Plan EIR identified potentially significant impacts for land use, transportation, open space and agriculture, parks and recreation, schools and community facilities, public facilities and utilities, air quality, noise, public safety, hazardous materials, geology, soils and seismicity, biological resources, hydrology, flooding and water quality, and cultural resources. The policies identified in the General Plan
EIR to reduce physical environmental effects would also apply to the proposed project.

The proposed Housing Element identifies a number of sites that could potentially accommodate the City’s RHNA; however, it would not include any rezoning or general plan amendments. Therefore, the Land Use Element would remain unchanged from the document evaluated in the General Plan EIR until specific sites are selected for development. Physical change to the environment would occur from implementation of the Land Use Element of the General Plan, not the proposed Housing Element.

Because the proposed project does not include land use changes and the new and amended programs identified in Table 1-1 would not affect land use patterns in the City or result in physical changes to the environment, there would be no new or more severe significant impacts associated with the proposed 2021–2029 Housing Element. d. None of the mitigation measures and alternatives previously determined to be infeasible are now feasible. In addition, no new mitigation measures or alternatives that would substantially reduce one or more significant effect on the environment have been identified.

Basis: The proposed project includes policy-level changes that are limited to complying with State law and would not result in physical changes to the environment that were not disclosed in the General Plan EIR. Moreover, the proposed project would not create new impacts or the need for additional mitigation measures. The policies identified in the General Plan EIR would reduce physical environmental effects associated with future development. These policies in the General Plan EIR would also apply to the 2021–2029 Housing Element. The City is required to adopt a Housing Element, and the element must be reviewed and certified by the Housing and Community Development Department. There is no feasible alternative to adopting a Housing Element. The update to the Housing Element would not result in significant environmental impacts or increase the severity of any environmental impacts previously evaluated in the General Plan EIR; therefore, there is no need for new mitigation measures or alternatives.

Based upon these findings, and the information within the administrative record, the City Council adopts an Addendum to the General Plan EIR as authorized by CEQA Guidelines Section 15164(b).

3. State Law Compliance: The City Council has considered the recommendation of the Planning Commission and also finds that the 2021-2029 Housing Element of the General Plan substantially complies with Housing Element Law, as provided in Government Code 65580 et seq. and is consistent with the Land Use and other elements of the City’s General Plan. The proposed amendments reflect the latest requirements of State Law for housing elements and are consistent with sound planning principles in that the proposed policies and proposed implementing regulation are compatible and ensure that the goals and policies of the General

Plan can be adequately implemented to achieve the community’s vision.

4. General Plan Consistency. The City Council has considered the Planning Commission finding regarding General Plan consistency, and likewise finds the proposed 2021-2029 Housing Element complies with the policies of the City’s General Plan.

5. Public Benefits. The City Council has considered the Planning Commission finding regarding public benefits, and also finds the proposed 2021-2029 Housing Element is a public benefit.

6. No Detrimental Impact. The City Council has considered the Planning Commission finding that the project will have no detrimental impact, and likewise finds that the proposed 2021-2029 Housing Element will not be detrimental, or cause adverse effects, to adjacent property owners, residents, or the general public.

7. Approval of 2021-2029 Housing Element. Based on the information provided above, the City Council of the City of Yuba City adopts the 2021-2029 Housing Element as set forth in Exhibit A.

8. Effective Date of Resolution. This Resolution shall become effective immediately.

The foregoing Resolution was duly and regularly introduced, passed and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on March 1, 2022 by the following vote:

Ayes:

Noes:

Absent:

Recused:

By order of the City Council of the City of Yuba City.

Dave Shaw, Mayor
ATTEST:
_____________________________
Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM:

__________________________________
Shannon L. Chaffin, City Attorney
Exhibit A: 2021-2029 City of Yuba City General Plan Housing Element

EXHIBIT A

2021-2029

HOUSING ELEMENT UPDATE

CERTIFICATION DRAFT
ADOPTED 9/7/2021; RESOLUTION NO. 21-127
REVISED JANUARY 2022
RE-ADOPTED TBD; RESOLUTION NO. TBD
1201 Civic Center Boulevard | Yuba City, CA 95993 | www.yubacity.net

ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE • SAN DIEGO www.placeworks.com
Prepared By:

PlaceWorks
101 Parkshore Drive, Suite 112
Folsom, California 95630
t 916.245.7500
2021-2029

HOUSING ELEMENT UPDATE
1201 Civic Center Boulevard | Yuba City, CA 95993 | www.yubacity.net

CERTIFICATION DRAFT
ADOPTED 9/7/2021; RESOLUTION NO. 21-127
REVISED JANUARY 2022
RE-ADOPTED TBD; RESOLUTION NO. TBD

City of Yuba City –2021-2029 Housing Element Update i
Table of Contents
1 INTRODUCTION.......................................................................................................................1 Data Sources ......................................................................................................................................................... 1 Summary of Population and Housing Characteristics ...................................................................................... 2 2 PUBLIC OUTREACH ...............................................................................................................3 Consultations ........................................................................................................................................................ 3 Public Meetings and Hearings ............................................................................................................................. 5 3 HOUSING NEEDS ASSESSMENT ..........................................................................................7 Population ............................................................................................................................................................. 7 Households ............................................................................................................................................................ 9 Local Housing Supply ........................................................................................................................................ 10 Employment ........................................................................................................................................................ 17 Income and Housing Costs ................................................................................................................................ 21 Special-Needs Groups ........................................................................................................................................ 27 At-Risk Units ....................................................................................................................................................... 38 Energy Conservation .......................................................................................................................................... 41 Future Housing Needs ........................................................................................................................................ 42

4. ASSESSMENT OF FAIR HOUSING ....................................................................................43 Outreach .............................................................................................................................................................. 43 Assessment of Fair Housing Issues .................................................................................................................... 44 Sites Inventory and Existing Affordable Housing ........................................................................................... 67 Contributing Factors .......................................................................................................................................... 69 5 LAND INVENTORY ................................................................................................................71 Existing Land Uses ............................................................................................................................................. 71 Progress Toward Meeting Housing Needs ....................................................................................................... 72 Land Inventory ................................................................................................................................................... 73 Underutilized Sites.............................................................................................................................................. 75 Mixed-Use Sites ................................................................................................................................................... 78 Specific Plan Areas ............................................................................................................................................. 88 Rezone ................................................................................................................................................................. 93 6 HOUSING CONSTRAINTS ....................................................................................................97 Governmental Constraints................................................................................................................................. 97 Market Constraints .......................................................................................................................................... 118 Environmental Constraints ............................................................................................................................. 120 7 HOUSING RESOURCES ......................................................................................................125 Local Housing Resources ................................................................................................................................. 125 Section 8 Housing Choice Voucher Program ................................................................................................. 126 8 PROGRAM ACCOMPLISHMENTS ...................................................................................133 Review of Policies and Implementing Actions ............................................................................................... 133

City of Yuba City –2021-2029 Housing Element Update ii
9 HOUSING PROGRAM SCHEDULE, 2021-2029 ...............................................................147 Regulatory Requirements and Incentives ...................................................................................................... 147 Funding ............................................................................................................................................................. 151 Adequate Sites ................................................................................................................................................... 154 Special-Needs Housing ..................................................................................................................................... 158 Energy Efficiency ............................................................................................................................................. 162 Equal Housing Opportunity ............................................................................................................................ 162 10 QUANTIFIED OBJECTIVES .............................................................................................165 Quantified Objectives ....................................................................................................................................... 165 APPENDIX I. .............................................................................................................................167 Public Participation .......................................................................................................................................... 167 Stakeholder Consultations ............................................................................................................................... 168 APPENDIX II. GLOSSARY .....................................................................................................171 APPENDIX III. QUALIFIED ENTITIES ...............................................................................179 Tables
Table 3-1: Population Trends in Yuba City and Neighboring Jurisdictions (2010 to 2019) ........................ 7 Table 3-2: Age Distribution in Yuba City (2018) ......................................................................................... 8 Table 3-3: Total Population by Race/Ethnicity in Yuba City and Neighboring Jurisdictions (2018) .......... 9 Table 3-4: Household Growth Trends in Yuba City (2010 and 2018).......................................................... 9 Table 3-5: Household Types in Yuba City (2010 and 2018) ...................................................................... 10 Table 3-6: Housing Units by Tenure in Yuba City (2010 to 2018) ............................................................ 11 Table 3-7: Housing Vacancies in Yuba City (2010 to 2018) ...................................................................... 11 Table 3-8: Renters in Single-Family and Multifamily Units in Yuba City (2010 and 2018 Estimate) ...... 12 Table 3-9: Household Size by Tenure in Yuba City (2010 and 2018) ........................................................ 13 Table 3-10: Householders by Age and Tenure in Yuba City (2010 and 2017 Estimate) ............................ 14 Table 3-11: Number of Bedrooms by Tenure (2010 and 2018 Estimate) ................................................... 15 Table 3-12: Year Housing Stock Built in Yuba City .................................................................................. 16 Table 3-13: Housing Units by Type in Yuba City (2010 to 2019) ............................................................. 17 Table 3-14: Employment Growth Trends in Yuba City and Sutter County, 2016-2040 ............................ 18 Table 3-15: Employment by Industrial Sector in Yuba City (2018) ........................................................... 19 Table 3-16: Commute Times for Yuba City Residents (2018) ................................................................... 20 Table 3-17: Top Employers in Yuba City (Fiscal Years 2011 and 2020) ................................................... 20 Table 3-18: Median Income by Household Size for Yuba City (2019 Estimate) ....................................... 21 Table 3-19: Households by Income Category and Tenure (2016 Estimate) ............................................... 22 Table 3-20: Maximum Monthly Housing Costs by Income Category ........................................................ 23 Table 3-21: Median Home Value, Sale Prices and Rental Costs in Yuba City (2020) ............................... 23 Table 3-22: Households Overpaying for Housing in Yuba City (2016) ..................................................... 25

City of Yuba City –2021-2029 Housing Element Update iii Table 3-23: Overcrowded Households in Yuba City (2010 and 2017 Estimate) ........................................ 26 Table 3-24: Households with One or More Housing Problems by Income and Tenure for Yuba City (2016 Estimate) .................................................................................................................... 27 Table 3-25: Persons with Disabilities by Disability Type in Yuba City (2017) ......................................... 28 Table 3-26: Population with a Developmental Disability by Age in Yuba City (2019) ............................. 29 Table 3-27: Persons with Disabilities by Employment Status in Yuba City (2018) ................................... 29 Table 3-28: Female-Headed Households in Yuba City (2010 and 2018) ................................................... 31 Table 3-29: Households by Size (2018) ...................................................................................................... 31 Table 3-30: Senior Households by Tenure (2017) ...................................................................................... 32 Table 3-31: Senior Households by Income (2017 Estimate) ...................................................................... 32 Table 3-32: State Department of Social Services Licensed Elderly Care Facilities in Sutter County (2020) .............................................................................................................................. 34 Table 3-33: Homeless Population in Sutter-Yuba Area (2019) .................................................................. 35 Table 3-34: Major Homeless Facilities/Providers in Yuba City Area, 2020 .............................................. 36 Table 3-35 Assisted Housing Units at Risk of Conversion ......................................................................... 39 Table 3-36: Rental Assistance Required ..................................................................................................... 40 Table 3-37: Nonprofit Organizations Interested in Acquiring At-Risk Housing ........................................ 41 Table 3-38: Housing Needs by Household Income Category ..................................................................... 42 Table 4-1: Bases for Housing Discrimination Cases in Yuba City ............................................................. 66 Table 4-2: Factors that Contribute to Housing Issues in Yuba City ........................................................... 69 Table 5-1: Yuba City Assisted Housing Supply ......................................................................................... 71 Table 5-2: Progress in Meeting Regional Housing Allocation ................................................................... 73 Table 5-3 Recent Multifamily Housing Projects ........................................................................................ 74 Table 5-4: Vacant and Non-Vacant Land Inventory Summary .................................................................. 79 Table 5-5: Vacant Land Inventory (See Figure 5-3 for additional site data). ......................................... 80 Table 5-6: Underutilized Land Inventory (See Figure 5-3 for additional site data). .............................. 83 Table 5-7A: Specific and Master Plan Capacity within Sites Inventory ..................................................... 88 Table 5-7B: RHNA Sites in Specific and Master Plan Areas ..................................................................... 90 Table 5-7C: Bogue Stewart Master Plan: Phase 1, Newkom Ranch .......................................................... 93 Table 5-8: Candidate Sites for Rezoning .................................................................................................... 95 Table 6-1: Zoning for Residential Uses ...................................................................................................... 99 Table 6-2: Property Development Regulations ......................................................................................... 101 Table 6-3: Property Development Regulations: Central City Specific Plan ............................................. 104 Table 6-4: Property Development Regulations: Harter Specific Plan ...................................................... 104 Table 6-5: Property Development Regulations: El Margarita Master Plan .............................................. 105 Table 6-6: Property Development Regulations: El Yuba Crossing Mixed Use Plan ................................ 105 Table 6-6A: Property Development Regulations: Bogue Stewart Master Plan ........................................ 106 Table 6-7: Planning and Building Fee Schedule (2020) ........................................................................... 112

City of Yuba City –2021-2029 Housing Element Update iv
Table 6-8: Development Impact Fees in Yuba City .................................................................................. 113 Table 6-9: Example Permit and Impact Fees ............................................................................................ 114 Table 6-10: Project Review Time for Residential Projects ....................................................................... 117 Table 6-11: Example of Development Costs for an Owner-built Single-family Home ............................ 120 Table 6-12: Public Water System Information ......................................................................................... 122 Table 7-1: Grant Funding Received by Yuba City, 2018-2020 ................................................................ 125 Table 7-2: Properties Available for Rental Voucher Housing (2020) ...................................................... 126 Table 7-3: Federal, State, and Private Housing Funding Programs .......................................................... 127 Table 10-1: Quantified Objectives for the Housing Element Program, 2021-2029 .................................. 165 Figures
Figure 4-1: TCAC/HCD Opportunity Areas ............................................................................................... 45 Figure 4-2: Diversity Index (2018) ............................................................................................................. 48 Figure 4-3: Racially or Ethnically Concentrated Areas of Poverty ............................................................ 49 Figure 4-4: Predominant Population – Hispanic Majority .......................................................................... 50 Figure 4-5: Percentage of Population Linguistically Isolated ..................................................................... 51 Figure 4-6: Poverty Status (2010-2014) ...................................................................................................... 52 Figure 4-7: Poverty Status (2015-2019) ...................................................................................................... 53 Figure 4-8: Population with a Disability (2015-2019) ................................................................................ 56 Figure 4-9: TCAC Opportunity Areas – Education Domain Score ............................................................ 57 Figure 4-10: Jobs Proximity Index.............................................................................................................. 62 Figure 4-11: Overcrowded Households ...................................................................................................... 63 Figure 4-12: Overpayment by owner (2015-2019) ..................................................................................... 64 Figure 5-1: Land Cover, 2001 ..................................................................................................................... 76 Figure 5-2: Land Cover, 2016 ..................................................................................................................... 77 Figure 5-3: Site Inventory ........................................................................................................................... 84 Figure 5-4: Candidate Rezone Sites with Zoning Designation ................................................................... 96

City of Yuba City –2021-2029 Housing Element Update 1
1 Introduction
This is the City of Yuba City’s 6th cycle, 2021-2029 Housing Element update. The purpose of the Housing Element is to establish specific goals, policies, and objectives relative to the provision of housing for all economic segments of the community and to adopt an action plan toward this end. State law (Government Code Sections 65580 through 65589) mandates the Housing Element contain the following:
 An assessment of housing needs that includes an analysis of population and housing characteristics, employment and population projections, special housing needs, subsidized rental housing at risk of conversion, future housing construction need (regional housing allocation), and opportunities for energy conservation.
 An analysis of constraints (governmental and non-governmental) to the maintenance, improvement, or development of housing for all income levels.
 An inventory of vacant and underutilized sites by zoning category and General Plan land use designation, with an assessment of the availability of public facilities, and services to those sites.  A housing strategy containing an evaluation of past program achievements, goals, and policies, and an eight-year schedule of implementing actions with quantified objectives.  Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

In accordance with state law, the Housing Element has been updated to be consistent and compatible with other General Plan elements. The principles of the General Plan focus on generating and preserving a mix of housing types in all neighborhoods to ensure that Yuba City remains affordable to all economic segments of the community. The City is completing an update to its other General Plan elements concurrently with this Housing Element update. The City will incorporate mandated Environmental Justice goals and policies into existing General Plan elements as they are updated.

Data Sources
The Sacramento Area Council of Governments (SACOG) provided two data packages for the 6th cycle update. Both were approved by the California Department of Housing and Community Development (HCD). These are the primary sources used in this Housing Element for data on population, housing, employment, and income. SACOG’s first data package is primarily point-in-time data based off the 2013- 2017 U.S. Census American Community Survey (ACS) five-year data and covers Total Population, Total Housing Units, Employment by Industry, Household Characteristics, Housing Stock Characteristics, Disability, Farm Workers, Homeless, and Assisted Units (both at-risk and all other). SACOG’s second data package is primarily trend data based off the 2000 Census, the 2010 Census, and Census ACS fiveyear data products from 2010-2014 and 2014-2018 time spans. These tables are a continuance of the Housing Element data provided to jurisdictions for the 2013-2021 Regional Housing Needs Allocation (RHNA) cycle and in most cases include that prior data with the addition of more recent ACS data. In cases where previous Census tables had been discontinued, other similar Census tables were identified, and data provided wherever possible. Data package two topics include: Population Trend Characteristics (Gender/Age/Race-Ethnicity), Employment by Industry Trends, Household Trends, Household Income Trends, Housing Stock Trends, Disability Trends, Elderly Trends, Large Household and Female-Headed Household Trends, and detailed Homeless Trends.

City of Yuba City –2021-2029 Housing Element Update 2
Where additional data was needed during the preparation of this Housing Element, it was obtained from sources including the California Department of Finance, U.S. Census, ACS, Comprehensive Housing Affordability Strategy (CHAS), HCD, real estate websites, California Department for Developmental Disabilities, Department of Social Services, Community Care Licensing Division, Sutter-Yuba Homeless Consortium Continuum of Care, and the California Housing Partnership Corporation.

Due to differences in sampling methods and sample sizes, the total number of households or total population may show slight differences between data sources. Many tables in this assessment use data from the 2014-2018 ACS. However, other data sources, such as the 2012-2016 CHAS and the California Department of Finance housing survey were used and may show slight differences.

Summary of Population and Housing Characteristics
 The population in Yuba City grew 4 percent between 2010 and 2019, from 64,925 people to 67,536 people. Neighboring jurisdictions of Live Oak and Marysville each grew by 5 percent during that time, while unincorporated Sutter County decreased by 1 percent (California Department of Finance).

The annexation of unincorporated land is a factor in the population changes. The estimated 2020 population was 70,458 (California Department of Finance).  The number of people aged 19 and younger decreased by 7 percent between 2010 and 2018 (20,328 residents to 18,917 residents). During the same time, the population aged 60 and older grew by 22 percent (10,645 residents to 12,965 residents) (U.S. Census, ACS). This may indicate an increased need for housing for seniors.
 In 2018, 43 percent of Yuba City residents identified as White (28,502 residents), 19 percent were Asian (12,390 residents), and 2 percent were African American (1,450 residents). Thirty percent of all residents (19,931 residents) were of Hispanic origin (ACS).  Between 2010 and 2018, the number of households in Yuba City grew by 5 percent (from 21,550 to 22,572), while the number of housing units only increased by 2 percent (from 23,174 to 23,690) (ACS). Average household size remained approximately the same (2.9 in 2010 and 3.0 in 2018) (California Department of Finance).
 In 2018, the homeowner vacancy rate in Yuba City was 1.5 percent and the rental vacancy rate was

3.5 percent (ACS). According to the Yuba-Sutter Economic Development Corporation, in 2018, the region’s vacancy rate was estimated at 8.34 percent, suggesting that housing pressures are higher in Yuba City than in the surrounding region.
 In 2019, 66 percent of the homes in Yuba City were detached single-family, 4 percent were attached single-family, 8 percent were multifamily located in a 2- to 4-unit structure, 18 percent were multifamily located in a 5+ unit structure, and 4 percent were mobile homes or trailers. (California Department of Finance).
 Among lower-income households, 70 percent of renters (6,480 households) and 63 percent of owneroccupied households (1,895 households) are overpaying for housing (paying 30 percent or more of their gross monthly income). This indicates a significant need for housing that is affordable to lowerincome groups.

City of Yuba City –2021-2029 Housing Element Update 3
2 Public Outreach
State law requires the City of Yuba City (the City) to solicit public participation during the update of the Housing Element. Public participation assists the City with identifying and analyzing existing and projected housing needs to preserve, improve, and develop housing for all income segments of the community. To meet the requirements of California law, the City has completed public outreach and encouraged community involvement, as described herein.

It should also be noted that the City has several opportunities for public participation with regard to housing and special needs supportive services outside the Housing Element process. The City is a member of the Sutter-Yuba Homeless Consortium and City staff regularly attends the consortium meetings. The Point in Time Count prepared by the Consortium was used in the preparation of the Housing Element. A one-on-one consultation with the Consortium’s Executive Director, Johnny Burke was conducted to obtain input for this Housing Element and Consortium members will be invited to the Planning Commission Study Session on April 28, 2021 and included in the distribution list for the Public Draft Housing Element. As a Community Development Block Grant (CDBG) entitlement city, Yuba City annually solicits input from the public regarding housing needs and supportive service needs for specialneeds populations. The most recent CDBG Consolidated Plan and Analysis of Impediments to Fair Housing was completed in 2020 and covers the years 2020 – 2024. The City held two public meetings on the CDBG Consolidated Plan and Analysis of Impediments to Fair Housing, however no feedback from the public was received. These efforts collectively provide valuable insight into affordable housing and the housing needs of the homeless and special-needs populations. The City has used the information obtained through these forums in the development of housing policies and programs.

Consultations
In November and December 2020 and March 2021, 13 agencies and organizations were contacted to request their feedback on housing needs in Yuba City. One-on-one interviews were conducted with these 10 organizations:
 St. Andrews Presbyterian Church
 Twin Cities Rescue Mission
 Central Valley Homeless Assistance Veterans Program
 Hands of Hope
 Sutter-Yuba Homeless Consortium
 Regional Housing Authority for Sutter and Nevada Counties  California Rural Legal Assistance
 Alta California Regional Center
 Sutter-Yuba Mental Health Services
 FREED Center for Independent Living

City of Yuba City –2021-2029 Housing Element Update 4
The stakeholders were asked the following questions:

1. Opportunities and concerns: What three top opportunities do you see for the future of housing in the City? What are your three top concerns for the future of housing in Yuba City?

2. Housing preferences: What types of housing do your clients prefer? Is there adequate rental housing in the City? Are there opportunities for home ownership? Are there accessible rental units for seniors and persons with disabilities?

3. Housing barriers/needs: What are the biggest barriers to finding affordable, decent housing? Are there specific unmet housing needs in the community?

4. Housing conditions: How would you characterize the physical condition of housing in Yuba City? What opportunities do you see to improve housing in the future?

5. Equity and Fair Housing: What factors limit or deny civil rights, fair housing choice, or equitable access to opportunity? What actions can be taken to transform racially and ethnically concentrated areas of poverty into areas of opportunity (without displacement)? What actions can be taken to make living patterns more integrated and balanced?

6. How has COVID affected the housing situation?
Through these consultations, the stakeholders expressed several concerns for unmet housing needs and barriers to access housing in Yuba City. Overall, stakeholders identified the lack of affordable housing as a top concern for the future of housing in the city. Lack of affordable housing can exacerbate existing concerns for overcrowding, overpayment, and homelessness. Stakeholders attributed the lack of affordable housing in Yuba City to the housing market influencing rising rents, due in part to the cost of development, which outpaces the ability for residents to access housing. Where affordable rental housing is available, standards to secure housing, such as prior rental history and credit checks, continue to make housing inaccessible for some very low- and extremely low-income households. Additionally, the heightened competition for limited affordable housing puts populations that need assistance in applying for housing, such as seniors or persons with a disability, at a disadvantage. (See Programs H-A-3, H-D-1, H-D-5, H-D-6.)
Stakeholders serving homeless individuals expressed that in addition to the need for affordable housing, persons experiencing homelessness need services to support re-entry to housing situations. To prevent persons re-entering homelessness, access to affordable housing needs to be coupled with substance-abuse services, mental health services, self-sufficiency education, and job opportunities. Additionally, service providers emphasized the importance of homeless prevention programs and services that keep vulnerable populations housed, such as extremely low-income households and seniors and persons with disabilities living on a fixed income. (See Program H-D-5.)
Stakeholders expressed that stronger code enforcement program that encouraged rehabilitation would benefit all residents. They felt that of the available affordable housing options, many of them are in physical disrepair and are not accessible or safe for residents. A stronger code enforcement program could address rehabilitation and preservation of existing housing stock without displacing current residents.

Rehabilitation and preservation of existing housing stock can also address housing supply concerns. (See Program H-A-1.)

City of Yuba City –2021-2029 Housing Element Update 5
Stakeholders agreed that their clients are primarily seeking affordable rental housing, particularly for extremely low-income households, and suggested that opportunities for housing ownership for very lowand extremely low-income households would only be successful with a significant subsidized loan program. (See Programs H-C-1 and H-D-1.)
As of March 2021, the impacts of the COVID-19 pandemic to housing in Yuba City were not yet fully understood by stakeholders, as the eviction moratorium was an ongoing and significant measure to ensure that residents maintain housing. Stakeholders anticipating an increase in un-housed residents when the moratorium has lifted commented that the COVID-19 pandemic has amplified the need for more affordable housing in Yuba City, as well as policies similar to the eviction moratorium to protect tenants. (See Programs H-A-3, H-B-2, H-C-1, H-D-3, and H-D-5.) The City implemented two programs in response to COVID-19: a Mortgage Assistance program, which provides up to 90 days of mortgage assistance to qualified residents who are behind in mortgage, and the Emergency Winter Shelter Program which provides funding for additional days/nights the emergency winter shelter will be open and helps to cover the COVID-19 costs that have increased operation costs.

Stakeholders discussed alleged fair housing issues in the city. These issues may be addressed through community education to increase understanding of rights and responsibilities of tenants, landlords, homeowners, and property owners. (See Program H-F-1.)
Comments provided during these consultations that are related to fair-housing issues are described in greater detail in Section 4, Assessment of Fair Housing.

Comments have been considered and when required by state law or are appropriate and feasible based on the City’s available resources, changes have been made to the plan to address the comments. The list of interviewees is included in Appendix A.

Public Meetings and Hearings
See Appendix I for information on public noticing and distribution lists.

The City of Yuba City held a public meeting with the Planning Commission on April 28, 2021, to solicit public input and encourage public participation in the Housing Element update. Translation services were available upon request; however, none were requested. No public comment was received. Planning Commissioner Adams expressed support for mixed-use development in the Plumas Street Corridor /Freemont area near downtown. The other Commissioners concurred.

At a public hearing on August 25, 2021, the Planning Commission passed Resolution NO. PC21-13, recommending that the City Council approve the 2021-2029 City of Yuba City General Plan Housing Element and associated Addendum to the General Plan Environmental Impact Report (EIR). At a public hearing on September 7, 2021, the City Council took the recommended action and passed resolution NO. 21-127. At both hearings, translation services were available upon request; however, none were requested. No public comment was received at either hearing.

City of Yuba City –2021-2029 Housing Element Update 6
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City of Yuba City –2021-2029 Housing Element Update 7
3 Housing Needs Assessment
This chapter provides demographic and housing market information to evaluate existing and future housing needs. The main purposes of this assessment are to evaluate the effectiveness of existing housing policies and programs and to provide a general direction and focus for future housing, policies, and programs.

Note: Due to differences in sampling methods and sample sizes, the total number of households or total population may show slight differences between data sources. Many tables in this assessment use data from the 2014-2018 American Community Survey (ACS). However, other data sources, such as the 2012- 2016 Comprehensive Housing Affordability Strategy (CHAS) and the Department of Finance housing survey, were used and may show slight differences.

Population
Yuba City’s population growth has been strong but variable throughout the twentieth and early twentyfirst centuries, more than doubling in the 1920s and growing most quickly thereafter in the post-World War II era (until 1960) and in the 1980s. As shown in Table 3-1, Yuba City’s population has grown significantly from 64,925 in 2010 to 67,536 in 2019. Since 2010, the population in Yuba City has increased by 4 percent (2,611 additional residents). When compared to neighboring jurisdictions, Yuba City had the third-largest population growth between 2010 and 2019. Live Oak and Marysville’s populations increased 5 percent in the same time period. Sutter County’s overall population increased by 3 percent, while the population of the unincorporated area of the county decreased by 1 percent. The population change in Sutter County and Yuba City is largely attributed to the City’s annexation of unincorporated land. In addition, there was an influx of population in Sutter County and its cities as a result of the Camp Fire in Paradise in nearby Butte County that may not be fully accounted for in Table 3-

1. According to Department of Finance estimates released in 2020, the estimated 2020 Yuba City population was 70,458 (most recent data available, as of March 2021).

Table 3-1: Population Trends in Yuba City and Neighboring Jurisdictions (2010 to 2019) Jurisdiction Population Absolute Change % Change
2010 2015 2019 2010-2019 2010-2019
Sutter County Total 94,737 96,383 97,490 2,753 3%
Live Oak 8,392 8,496 8,840 448 5%
Yuba City 64,925 66,982 67,536 2,611 4%
Unincorporated Sutter County 21,420 20,905 21,114 -306 -1% Marysville 12,072 12,263 12,627 555 5%
Source: SACOG 2020; California Department of Finance, E-1 Population Estimates, 2019.

Table 3-2 shows the estimated distribution of residents by age group within Yuba City. According to the 2014-2018 ACS, 15 percent of Yuba City residents (9,991 residents) were between the ages of 25 and 34 in 2018. The majority of residents (57 percent; 38,048 people) were between the ages of 20 and 64 in 2018 and constitute the City’s workforce-age population. Elderly residents (age 65 or greater) made up 14 percent of the population (9,423 residents) in 2018.

Those aged 20 to 64 (the workforce age group) made up 57 percent of the population in 2010 and 2018.

The number of residents between the ages of 65 and 74 increased by 30 percent during this time period, but this age group represents only 8 percent of the total population (5,293 residents in 2018).

City of Yuba City –2021-2029 Housing Element Update 8
The number of people aged 19 and younger decreased by 7 percent between 2010 and 2018 (20,328 residents to 18,917 residents). During the same period, the population aged 60 and older grew by 22 percent (10,645 to 12,965 residents). This may indicate an increased need for housing for seniors.

Programs H-D-4 and H-D-5 are included to address these needs.

Table 3-2: Age Distribution in Yuba City (2018)
Age Group
2010 2018 2010 to 2018
Population Percent of
Total Population Percent of Total
Absolute
Change
Percent
Change
Under 5 years 5,256 8% 4,911 7% -345 -7%
5 – 9 years 5,115 8% 4,996 8% -119 -2%
10 – 14 years 4,893 8% 4,517 7% -376 -8%
15 – 19 years 5,064 8% 4,493 7% -571 -11%
20 – 24 years 4,616 7% 4,293 6% -323 -7%
25 – 34 years 9,251 14% 9,991 15% 740 8%
35 – 44 years 8,324 13% 8,406 13% 82 1%
45 – 54 years 8,323 13% 8,007 12% -316 -4%
55 – 59 years 3,438 5% 3,809 6% 371 11%
60 – 64 years 3,049 5% 3,542 5% 493 16%
65 – 74 years 4,059 6% 5,293 8% 1,234 30%
75 – 84 years 2,524 4% 2,859 4% 335 13%
85 years and over 1,013 2% 1,271 2% 258 25%
Total 64,925 100% 66,388 100% 1,463 2%
Note: Items may not sum to total due to rounding.

Source: 2010 US Census, 2014-2018 ACS (SACOG)
According to the 2014-2018 ACS, 43 percent of Yuba City residents were White (28,502 residents), 19 percent were Asian (12,390 residents), and 2 percent were African American (1,450 residents) (see Table 3-3). Thirty percent of all residents (19,931 residents) were of Hispanic origin. This is less than Live Oak (50 percent of the population) and slightly more than unincorporated Sutter County (24 percent of the population). Additionally, Yuba City has a significantly higher Asian population than neighboring jurisdictions.

City of Yuba City –2021-2029 Housing Element Update 9
Table 3-3: Total Population by Race/Ethnicity in Yuba City and Neighboring Jurisdictions (2018) Race/ Ethnicity
Sutter County
Total Live Oak Yuba City Unincorporated Sutter County
SACOG
Region
# % # % # % # % # %
Hispanic 29,354 31 4,333 50 19,931 30 5,090 24 191,731 26 Non-Hispanic
White 44,769 47 3,116 36 28,502 43 13,151 63 320,672 43 African American 1,793 2 156 2 1,450 2 187 1 70,735 10
Asian 14,532 15 786 9 12,390 19 1,356 6 106,666 14
Other 1,254 1 46 1 916 1 292 1 15,277 2
Two or More 4,170 4 185 2 3,199 5 786 4 34,512 5
Total Population 95,872 100 8,622 100 66,388 100 20,862 100 739,593 100 Source: US Census, ACS 2018 5-year Estimates, Table DP05 Households
The US Census defines a household as consisting of all the people who occupy a housing unit. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit, such as partners or roomers, is also counted as a household. The US Census defines a family as a group of two or more people (one of whom is the householder) related by birth, marriage, or adoption and residing together. The definition of family in the City’s code is “One or more persons occupying a residence and living as a single housekeeping unit as distinguished from a group occupying a boarding house or hotel.” This is compliant with California fair housing law. The US Census defines a family household as a household maintained by a householder who is in a family (as defined above) and includes any unrelated people (unrelated subfamily members and/or secondary individuals) who may be residing there. The number of family households is equal to the number of families. However, the count of family household members differs from the count of family members in that the family household members include all people living in the household, whereas family members include only the householder and his/her relatives.

Between 2010 and 2018, the number of households in Yuba City grew by 5 percent, while the number of housing units only increased by 2 percent during that time (see Table 3-4). The number of households in Yuba City increased from 21,550 in 2010 to 22,572 in 2018 according to the 2014-2018 ACS, a 5-percent increase. The number of housing units increased from 23,174 in 2010 to 23,690 in 2018, a 2-percent increase. Household size remained approximately the same. The California Department of Finance identifies an average household size of 3.00 in 2018, compared to an average household size of 2.99 in 2010.

Table 3-4: Household Growth Trends in Yuba City (2010 and 2018) 2010 2018 Absolute Change % Change
2010-2018 2010-2018
Total Households 21,550 22,572 1,022 5%
Total Housing Units 23,174 23,690 516 2%
Average Household Size 2.99 3.00 0 <1%
Source: 2014-2018 ACS, 2010 Census, California Department of Finance, (SACOG Housing Element Data)

City of Yuba City –2021-2029 Housing Element Update 10
In 2018, the largest household type in Yuba City was family households. As seen in Table 3-5, 72 percent of Yuba City households were family households (16,208 households) and 52 percent (11,833 households) were married couples either with or without children in 2018. Female-headed households with children made up 8 percent of the City’s households (1,761 households), and 28 percent of Yuba City households were non-family households (6,364 households). Thirty-seven percent of households were families with children, a majority of which were married couple families with children.

Table 3-5: Household Types in Yuba City (2010 and 2018) Household Type
2010 2018 2000 to 2018
Population Percent
of Total Population Percent of Total
Absolute
Change
Percent
Change
Family Households 15,567 73% 16,208 72% 641 4%
With Own Children 8,242 39% 8,267 37% 25 0%
Married Couple Families 11,580 54% 11,833 52% 253 2%
With Own Children 5,908 28% 5,620 25% -288 -5%
Female Householders 2,901 14% 2,874 13% -27 -1%
With Own Children 1,870 9% 1,761 8% -109 -6%
Male Householders 1,086 5% 1,501 7% 415 38%
Non-family Households 5,838 27% 6,364 28% 526 9%
Total Households 21,405 100% 22,572 100% 1,167 5%
Note: Items may not sum to total due to rounding. Due to differences in sampling methods and sample sizes in the data sources, the total number of households or total population may show slight differences in the tables in this section.

Source: 2006-2010 and 2014-2018 ACS
Local Housing Supply
According to the 2018 ACS, there were an estimated 22,572 occupied housing units in Yuba City, an increase of 1,167 housing units (5.4 percent) from the 21,405 occupied housing units reported in the 2010 US Census (see Table 3-6). In both 2010 and 2018, most renters lived in single-family homes (see Table 3-7). According to Table 3-8, the most common household sizes in both 2010 and 2018 were two-person households for owner-occupied homes and either one- or two-person for renter-occupied households.

Table 3-9 shows that most homeowners in Yuba City were between the ages of 35 and 54 in 2017.

Housing Tenure
Table 3-6 shows the number of vacant and occupied housing units in Yuba City, as well as the proportion of home ownership and types of vacancies. According to the 2018 ACS, 53 percent of occupied households owned their homes and 47 percent rented (most recent data available, as of March 2021). The share of owner-occupied housing units decreased from 2010 to 2018 from 58 percent in 2010 to 53 percent in 2018. Department of Finance estimates from 2020 estimate that there are currently 22,478 occupied housing units in the city.

City of Yuba City –2021-2029 Housing Element Update 11
Table 3-6: Housing Units by Tenure in Yuba City (2010 to 2018) 2010 2018
Housing Units Percent Occupied Housing Units Percent Occupied Occupied 21,405 100% 22,572 100%
Owner-Occupied 12,421 58% 11,880 53%
Renter-Occupied 8,984 42% 10,692 47%
Source: 2014-2018 ACS, 2006-2010 ACS
Vacancies
The 2018 ACS reported that the overall housing vacancy rate in Yuba City was 5 percent, a decrease from 7 percent in 2010. Of the 1,193 vacant housing units in Yuba City in 2018, the majority (386 units, or 32 percent of vacancies) were for rent. In 2018, the overall vacancy rate for homeowners in the city was 1.5 percent, and 3.5 percent for rental units. According to the Yuba-Sutter Economic Development Corporation, in 2018, the region’s vacancy rate was estimated at 8.34 percent, suggesting that housing pressures are higher in Yuba City than in the surrounding region. Department of Finance estimates from 2020 estimate that the overall vacancy rate as of January 2020 was 5.5 percent.

Table 3-7: Housing Vacancies in Yuba City (2010 to 2018)

2010 2018
Number Percent Number Percent
Vacant 1,624 100% 1,193 100%
For Rent 713 44% 386 32%
For Sale Only 285 18% 185 16%
Rented or Sold, Not Occupied 68 4% 102 9%
For Seasonal, Recreational, or Occasional Use 72 4% 52 4% For Migrant Workers 0 0% 0 0%
Other Vacant 486 30% 468 39%
Homeowner Vacancy Rate 2.1% 1.5%
Rental Vacancy Rate 6.3% 3.5%
Source: 2010 US Census, 2014-2018 ACS (SACOG Housing Element Data), 2006-2010 ACS Renters by Housing Unit Type
Table 3-8 shows what types of homes renters occupied in both 2010 and 2018 based on estimates provided by the US Census Bureau. In 2018, 49 percent of renters lived in a single unit, either attached or detached. In 2010, 41 percent of renters lived in the same situation. Program H-A-1 addresses the needs of single-family households by continuing the single-family unit rehabilitation program. The number of renters living in multifamily housing with 10 or more units decreased from 33 to 23 percent of the total renter-occupied housing units (2,976 in 2010 to 2,411 in 2018). In addition, the number of renters living in mobile homes or other unit types increased significantly between 2010 and 2018 with a 154-percent increase (229 additional households).

City of Yuba City –2021-2029 Housing Element Update 12
Table 3-8: Renters in Single-Family and Multifamily Units in Yuba City (2010 and 2018 Estimate) 2010 2018 2010 - 2018
Estimate
Number Percent Number Percent Absolute
Change
Percent
Change
Total Renter Occupied
Housing Units 8,984 100% 10,692 100% 1,708 19%
One Unit Detached or
Attached 3,661 41% 5,238 49% 1,577 43%
2 - 9 Units 2,198 24% 2,665 25% 467 21%
10 or More Units 2,976 33% 2,411 23% -565 -19%
Mobile Home and All Other
Unit Types 149 2% 378 4% 229 154%
Source: 2006-2010, 2014-2018 ACS
Household Size by Tenure
The size of households by tenure in Yuba City can be seen for both 2010 and 2018 in Table 3-9. In 2018, the largest household size category for owner-occupied households was two-person households. This was also the case in owner-occupied homes in 2010. Overall, the number of owner-occupied households increased 7 percent between 2010 and 2018. For renter-occupied homes, both one-person and two-person households were the most numerous household sizes in both 2018 (12 percent each, or 2,871 two-person households and 2,867 one-person households) and 2010 (10 percent each, or 2,244 two-person households and 2,241 one-person households). Across all households, two-person households were the most common size in both 2018 and 2010. The percent of households with five or more persons has not increased between 2010 and 2018; in both time periods, 16 percent of households had five or more people (3,425 households in 2010, 3,847 in 2018).

City of Yuba City –2021-2029 Housing Element Update 13
Table 3-9: Household Size by Tenure in Yuba City (2010 and 2018) Household Tenure and Size
2010 2018 2010 to 2018
Number Percent of
Total Number Percent of
Total
Absolute
Change
Percent
Change
Owner-Occupied Household
1 Person household 2,451 11% 3,302 14% 851 35%
2 Person household 4,008 19% 4,566 19% 558 14%
3 Person household 1,565 7% 1,676 7% 111 7%
4 Person household 2,468 12% 1,987 8% -481 -19%
5 Person household 1,189 6% 1,013 4% -176 -15%
6 Person household 370 2% 284 1% -86 -23%
7+ Person Household 370 2% 476 2% 106 29%
Total Owner Occupied 12,421 58% 13,304 55% 883 7%
Renter-Occupied Household
1 Person household 2,241 10% 2,867 12% 626 28%
2 Person household 2,244 10% 2,871 12% 627 28%
3 Person household 1,509 7% 2,347 10% 838 56%
4 Person household 1,494 7% 930 4% -564 -38%
5 Person household 925 4% 1,549 6% 624 67%
6 Person household 420 2% 174 1% -246 -59%
7+ Person Household 151 1% 351 1% 200 132%
Total Renter Occupied 8,984 42% 11,089 45% 2,105 23%
All Households
1 Person household 4,692 22% 6,169 25% 14,77 31%
2 Person household 6,252 29% 7,437 30% 1,185 19%
3 Person household 3,074 14% 4,023 16% 949 31%
4 Person household 3,962 19% 2,917 12% -1,045 -26%
5 Person household 2,114 10% 2,562 11% 448 21%
6 Person household 790 4% 458 2% -332 -42%
7+ Person Household 521 2% 827 3% 306 59%
Total Households 21,405 100% 24,393 100% 2,988 14%
Notes: Due to differences in sampling methods and sample sizes in the data sources, the total number of households or total population may show slight differences in the tables in this section.

Source: 2014-2018 and 2006-2010 ACS
Householder Age by Tenure
Table 3-10 shows the age of households in Yuba City by tenure for the period covering 2010 to 2017 according to the Sacramento Area Council of Governments (SACOG) Housing Element Data Profile. In 2017, 20 percent of all householders (4,388 householders) were between the ages of 45 and 54. This was a slight decrease from 2010, where 21 percent of householders were in that age group. In both 2017 and 2010, 36 percent of householders were between the ages of 25 and 44 (7,981 in 2017 and 7,812 in 2010).

The percentage of householders age 65 and over increased between 2010 (4,462 householders) and 2017 (5,142 householders), from 21 to 23 percent. The increase in the senior population indicates a need for housing to meet the needs of this age group.

City of Yuba City –2021-2029 Housing Element Update 14
Table 3-10: Householders by Age and Tenure in Yuba City (2010 and 2017 Estimate) Householder Tenure and Age
2010 2017 2010-2017
Number Percent
of Total Number Percent
of Total
Absolute
Change
Percent
Change
Owner-Occupied Households
Householder 15 to 24 years 153 1% 37 0% -116 -76%
Householder 25 to 34 years 1,276 6% 1,233 6% -43 -3%
Householder 35 to 44 years 2,213 10% 1,765 8% -448 -20% Householder 45 to 54 years 2,861 13% 2,337 10% -524 -18% Householder 55 to 64 years 2,516 12% 2,541 11% 25 1%
Householder 65 to 74 years 1,667 8% 1,905 9% 238 14%
Householder 75 to 84 years 1,197 6% 1,313 6% 116 10%
Householder 85 years and over 383 2% 465 2% 82 21%
Total Owner-Occupied 12,266 57% 11,596 52% -670 -5%
Renter-Occupied Households
Householder 15 to 24 years 1,010 5% 825 4% -185 -18%
Householder 25 to 34 years 2,412 11% 2,680 12% 268 11%
Householder 35 to 44 years 1,911 9% 2,303 10% 392 21%
Householder 45 to 54 years 1,701 8% 2,051 9% 350 21%
Householder 55 to 64 years 1,035 5% 1,402 6% 367 35%
Householder 65 to 74 years 571 3% 861 4% 290 51%
Householder 75 to 84 years 389 2% 392 2% 3 1%
Householder 85 years and over 255 1% 206 1% -49 -19%
Total Renter-Occupied 9,284 43% 10,720 48% 1436 15%
All Households
Householder 15 to 24 years 1,163 5% 862 4% -301 -26%
Householder 25 to 34 years 3,688 17% 3,913 18% 225 6%
Householder 35 to 44 years 4,124 19% 4,068 18% -56 -1%
Householder 45 to 54 years 4,562 21% 4,388 20% -174 -4% Householder 55 to 64 years 3,551 16% 3,943 18% 392 11%
Householder 65 to 74 years 2,238 10% 2,766 12% 528 24%
Householder 75 to 84 years 1,586 7% 1,705 8% 119 8%
Householder 85 years and over 638 3% 671 3% 33 5%
Total Households 21,550 100% 22,316 100% 766 4%
Notes: These figures may differ slightly from Table 3-2, as this table only considers the age of the householder rather the ages of the entire population of the city.

Source: 2010 US Census and 2013-2017 ACS (SACOG Housing Element Data)

City of Yuba City –2021-2029 Housing Element Update 15
Housing Stock/Number of Bedrooms by Tenure
Table 3-11 shows the number of bedrooms in households by tenure for both 2010 and 2018. In 2018, 28 percent of owner-occupied homes had three bedrooms and only 0.2 percent had no bedroom. In 2010, 32 percent of owner-occupied homes had three bedrooms (the largest share of households) and in both 2018 and 2010, less than 1 percent had no bedroom. Between 2010 and 2018, the number of owner-occupied homes with one bedroom decreased from 118 to 71, a 40-percent decrease.

The largest percentage of renter-occupied homes in Yuba City in 2018 had two bedrooms, representing 19 percent of all rented households (4,315 homes). This rental home size maintained a consistent share of the overall rental housing stock between 2010 and 2018. There was a significant increase in the number of renter-occupied homes with four and five bedrooms between 2010 and 2018. The number of fourbedroom units increased by 93 percent, from 540 homes in 2010 to 1,041 homes in 2018. The number of five-bedroom homes increased by 340 percent in the same time period, from 25 homes in 2010 to 110 in 2018.

Table 3-11: Number of Bedrooms by Tenure (2010 and 2018 Estimate) Household Tenure and Number of
Bedrooms
2010 2018 2010 - 2018
Number Percent
of Total Number Percent of Total
Absolute
Change
Percent
Change
Owner-Occupied Household
No Bedroom 41 <1% 31 <1% -10 -24%
1 Bedroom 118 1% 71 <1% -47 -40%
2 Bedrooms 1,502 7% 1,683 7% 181 12%
3 Bedrooms 6,744 32% 6,226 28% -518 -8%
4 Bedrooms 3,370 16% 3,215 14% -155 -5%
5 Bedrooms or more 646 3% 654 3% 8 1%
Total Owner-Occupied 12,421 58% 11,880 53% -541 -4%
Renter-Occupied Household
No Bedroom 139 1% 264 1% 125 90%
1 Bedroom 1,964 9% 1,737 8% -227 -12%
2 Bedrooms 4,006 19% 4,315 19% 309 8%
3 Bedrooms 2,310 11% 3,225 14% 915 40%
4 Bedrooms 540 3% 1,041 5% 501 93%
5 Bedrooms or more 25 0% 110 0% 85 340%
Total Renter-Occupied 8,984 42% 10,692 47% 1,708 19%
All Households
No Bedroom 180 1% 295 1% 115 64%
1 Bedroom 2,082 10% 1,808 8% -274 -13%
2 Bedrooms 5,508 26% 5,998 27% 490 9%
3 Bedrooms 9,054 42% 9,451 42% 397 4%
4 Bedrooms 3,910 18% 4,256 19% 346 9%
5 Bedrooms or more 671 3% 764 3% 93 14%
Total Households 21,405 100% 22,572 100% 1,167 5%
Source: 2006-2010 and 2014-2018 ACS

City of Yuba City –2021-2029 Housing Element Update 16
Age and Condition
During the 2013-2021 planning period, the City conducted numerous code enforcement inspections on a total of 1,363 housing projects that were in some form of blight or disrepair. In the City’s system “blight or disrepair” cases can be overgrown vegetation, stranded vehicles, excessive trash or stranded shopping carts. Of the 1,363 cases, the City estimates that approximately 5 percent of cases (approximately 68 of 1,363 homes) are homes that are structurally in disrepair. For the majority of these cases, the City sought voluntary code compliance to correct immediate health and safety issues and improve the housing conditions. In some other cases, the City did use former redevelopment funds to improve housing conditions.

According to Zillow.com, the median home value in Yuba City has been steadily increasing:
 $187,000, July 2012
 $233,000, July 2014
 $253,000, July 2016
 $311,000, July 2018
 $345,000, July 2020
 $376,000, April 2021
When looking at the median home values ($376,000) and the median household income in Yuba City, ($61,773) it is assumed that current property owners are completing ongoing maintenance and repairs to maintain the values of their homes.

Table 3-12 shows the distribution of Yuba City’s housing stock by year built based on estimates from the 2013-2017 ACS and Department of Finance. According to this estimate, 59 percent of Yuba City’s housing stock was built prior to 1990. Many homes built before 1978, but particularly those built before 1950, are at risk of containing lead-based paint. Lead can cause brain and nervous system damage in young children who can ingest deteriorated interior or exterior lead-based paint either intentionally or inadvertently through normal play activities. According to the 2013-2017 ACS, 47 percent of homes in the City were built in 1979 or earlier (11,229 homes).

Table 3-12: Year Housing Stock Built in Yuba City
Year Built Number Percent of Total
Built 2014 to 2020 363 2%
Built 2010 to 2013 174 1%
Built 2000 to 2009 4,468 19%
Built 1990 to 1999 4,690 20%
Built 1980 to 1989 2,855 12%
Built 1970 to 1979 3,984 17%
Built 1960 to 1969 2,949 12%
Built 1950 to 1959 2,040 9%
Built 1940 to 1949 1,164 5%
Built 1939 or earlier 1,092 5%
Total Housing by Year Structure Built 23,779 100%
Source: US Census ACS 2013-2017; State of California, Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2010-2019, Sacramento, California, May 2020.

City of Yuba City –2021-2029 Housing Element Update 17
Unit Type
Table 3-13 shows the distribution of Yuba City’s housing units by type of structure, according to the California Department of Finance. In 2019, a majority of all housing units were single-family structures (70 percent)—66 percent of all units were single-family detached structures (15,662 homes), while 4 percent, or 930 homes, were attached single-family homes (for example, duplexes or townhouses). In 2010, 65 percent of all units were single-family detached (15,172 homes) and 4 percent were singlefamily attached (928 homes). Approximately 26 percent of all housing units in 2019, or 6,167 homes, were located in multifamily structures (those with two or more units per structure).

Table 3-13: Housing Units by Type in Yuba City (2010 to 2019) 2010 2019 2010 to 2019
Housing
Units
Percent of
Total
Housing
Units
Percent of
Total
Absolute
Change
Percent
Change
Single-Family 16,100 69% 16,592 70% 492 3%
Detached 15,172 65% 15,662 66% 490 3%
Attached 928 4% 930 4% 2 0%
2-4 Unit Structure 1,917 8% 1,927 8% 10 1%
5+ Unit Structure 4,239 18% 4,240 18% 1 0%
Mobile Home or Trailer 918 4% 954 4% 36 4%
Total Housing Units 23,174 100% 23,713 100% 539 2%
Note: Items may not sum to total due to rounding.

Source: SACOG Housing Element Data, State of California, Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2010-2019, Sacramento, California, May 2019.

Employment
Yuba City is in the interesting position of being both an employment center for the Yuba-Sutter Metropolitan Statistical Area (MSA), comprising Yuba and Sutter Counties, and a bedroom community to Sacramento, the California state capital.

Employment growth in Yuba City has increased at a much slower rate than population or household growth. However, the Yuba-Sutter area has still experienced significant growth in the commercial and industrial sectors. According to the City’s General Plan, key components of the Yuba City economy include:
 Yuba City’s Town Center, which has emerged as a successful employment center specializing in healthcare and related services in the redevelopment zone near downtown.  Yuba City is the shopping and urban service center for Yuba and Sutter Counties.  Annexations have added opportunities for additional commercial and industrial development within the city.
 Residential development has expanded the base for retail within the city.  Yuba City’s employment mix is different from the region; medical employment is stronger in the city.

Agricultural-based employment is also a stronger presence in Yuba-Sutter than in the Sacramento region and agricultural jobs tend to be low-paying.

City of Yuba City –2021-2029 Housing Element Update 18
Table 3-14 shows projected employment, population, and housing growth trends for the city and for Sutter County as a whole, as estimated by SACOG. As compared to Sutter County as a whole, the number of jobs, residents, and units of housing in Yuba City are all expected to grow at a slower rate between 2016 and 2040. In Yuba City, the number of housing units and residents are both expected to grow 21 percent during this period (5,014 new homes and 13,835 new residents), while the number of jobs is expected to increase 26 percent in the same time period (6,816 projected new jobs).

Table 3-14: Employment Growth Trends in Yuba City and Sutter County, 2016-2040 Yuba City Sutter County
2016 Projected
2040
Projected
Percent
Change
2016 Projected
2040
Projected
Percent
Change
Total Jobs 26,594 33,410 26% 34,405 43,957 28%
Total Population 66,918 80,753 21% 96,392 118,023 22%
Total Housing Units 23,828 28,842 21% 34,186 42,279 24% Jobs/Population Ratio 0.40 0.41 0.36 0.37
Jobs/Housing Unit Ratio 1.12 1.16 1.01 1.04
Source: SACOG Detail Modeling Projections for 2040, February 2020 Jobs/Employed Residents and Jobs/Housing Ratios
As shown in Table 3-14, the City had a job/population ratio of 0.4 in 2016, which is only expected to increase to 0.41 by 2040. Because this population estimate includes residents who are not working, such as retired residents and young children, this does not necessarily imply a deficit of jobs. According to the St. Louis Federal Reserve, in January 2020, the Yuba City MSA had an unemployment rate of 6.5 percent, which was lower than the Sutter County unemployment rate of 8.7 percent in the same month, but much higher than for California as a whole, which was 3.9 percent during that period.

On March 11, 2020, the World Health Organization declared the novel coronavirus (COVID-19) outbreak a global pandemic. Shortly after, in response to the COVID-19 pandemic, Executive Order N-33-20 went into effect on March 19, 2020, which orders all individuals living in the State of California to stay home or at their place of residence, except as needed to maintain continuity of operation of the federal critical infrastructure sectors, critical government services, schools, childcare, and construction, including housing construction. Since then, people have lost their jobs or have had their hours reduced due to the impacts of COVID-19 throughout the state. While the situation is too recent to know the long-term effects on employment, at the time the report is being written, many people have been laid off or furloughed, and have filed for unemployment insurance.

The jobs/housing ratio is a metric that can be used to estimate if the number of available jobs match the number of available housing units. For example, a ratio of 1:1 would mean that for each job within the city, there is one home available for that worker to occupy. There is no ideal ratio, as the ratio does not factor in the percentage of housing units that are occupied by non-workers (e.g., retired residents or residents with disabilities that are unable to work). However, changes in the ratio can signal trends in the availability of housing near employment centers. Table 3-14 also shows the jobs/housing ratio for 2016 and projected ratio for 2040. In 2016, the jobs/housing ratio was 1.12, and it is expected to increase to

1.16 by 2040, indicating that workers may have a slightly easier time finding housing near their jobs by 2040. As shown in Table 3-15, educational, health, and social services jobs represented the largest percentage of employment in Yuba City in 2018, with 22 percent of workers having employment in this sector (5,781 workers). Retail jobs represented 13 percent of jobs (3,414 jobs) and 10 percent of residents worked in agriculture, forestry, fishing and hunting, and mining jobs (2,700 jobs). While salaries in

City of Yuba City –2021-2029 Housing Element Update 19
education, health, and social service jobs can vary widely, retail positions tend to have lower-thanaverage wages. Employees in these roles may struggle to find market-rate housing that is affordable to them.

Table 3-15: Employment by Industrial Sector in Yuba City (2018) Sector
2018
Employees Percent Share
Employed civilian population 16 years and over 26,615 100% Agriculture, forestry, fishing and hunting, and mining 2,700 10% Construction 1,980 7%
Manufacturing 2,094 8%
Wholesale trade 827 3%
Retail trade 3,414 13%
Transportation and warehousing, and utilities 1,425 5%
Information 267 1%
Finance, insurance, real estate, and rental and leasing 1,064 4% Professional, scientific, management, administrative, and waste management services 1,941 7%
Educational, health, and social services 5,781 22%
Arts, entertainment, recreation, accommodation, and food services 2,526 9% Other services (except public administration) 862 3%
Public administration 1,734 7%
Source: 2014-2018 ACS
Work Commuting Patterns
Commute times can be an important indicator of the jobs-housing balance both within the city and the region. Long commutes can degrade one’s quality of life and add significantly to the cost of living. Lowcost housing that is located very far from job centers may have a net effect of being expensive, particularly if low-cost transportation options, such as high-frequency transit, are not available. As shown in Table 3-16, the majority of employed Yuba City residents have a commute time of less than 20 minutes, and the mean commute time is 26.4 minutes. This suggests that while the City should still be mindful of future development sites and their proximity to employment centers, that at present most residents do not experience long commutes. A notable minority of residents (21.2 percent, or approximately 5,535 workers) have commutes of 45 minutes or more, suggesting that they may work in the Sacramento area.

City of Yuba City –2021-2029 Housing Element Update 20
Table 3-16: Commute Times for Yuba City Residents (2018) Less than 10 minutes 18.7%
10 to 14 minutes 21.9%
15 to 19 minutes 15.8%
20 to 24 minutes 6.8%
25 to 29 minutes 2.3%
30 to 34 minutes 6.8%
35 to 44 minutes 6.7%
45 to 59 minutes 10.5%
60 or more minutes 10.7%
Mean travel time to work (minutes) 26.4 Minutes
Source: 2014-2018 ACS
Large Employers
Table 3-17 shows the major employers within Yuba City in fiscal year (FY) 2019 and how these same employers ranked in FY 2010. In FY 2019, the largest employer in Yuba City was Yuba City Unified School District, with 1,316 employees (or 4.4 percent of total employment). The school district was also the largest employer in FY 2010. In FY 2019, the second-largest employer was the County of Sutter, with

3.2 percent of the city’s total employment, or 1,012 jobs. The City saw the largest increase in jobs among the top 10 employers in 2019, with 157 jobs added (or a 48-percent increase).

Table 3-17: Top Employers in Yuba City (Fiscal Years 2011 and 2020) Employer
Fiscal Year 2011 Fiscal Year 2020 Fiscal Year
2011 to 2020
Employees
Percent of
Total
Employment
Employees
Percent of
Total
Employment
Absolute
Change
Percent
Change
Yuba City Unified
School District 1,321 6.7% 1,410 3.3% 89 7%
County of Sutter 950 4.8% 1,012 2.3% 62 7%
Sunsweet Growers 702 3.6% 620 1.4% -82 -12%
Walmart 525 2.7% 305 0.7% -220 -42%
City of Yuba City 293 1.5% 402 0.9% 109 37%
Home Depot N/A N/A 300 0.7% N/A N/A
Geweke Ford N/A N/A 200 0.5% N/A N/A
Valley Truck and
Tractor
N/A N/A 200 0.5% N/A N/A
The Fountains N/A N/A 200 0.5% N/A N/A
Valley Fine Foods N/A N/A 186 0.4% N/A N/A
Source: City of Yuba City, Finance Department.

City of Yuba City –2021-2029 Housing Element Update 21
Income and Housing Costs
The estimated median household income for Yuba City (see Table 3-18) was $61,773 according to the 2019 ACS one-year estimate (most recent data available, as of March 2021). As expected, most oneperson households had a significantly smaller median income. The median household income for a twoperson household was slightly higher than the median, at $69,469. Just over half of households within the city fit into one of these two groups.

Table 3-18: Median Income by Household Size for Yuba City (2019 Estimate) Household Size Median Annual Income
1 Person household $35,176
2 Person household $69,469
3 Person household $62,604
4 Person household $98,671
5 Person household $71,260
6 Person household $140,203
7+ Person Household $108,436
Median Income $61,773
Source: 2019 One-Year Estimate, ACS
Income categories, as defined by the US Department of Housing and Urban Development (HUD), include:
 Extremely Low: Households with income of 30 percent or less of the area median income.  Very Low: Households with income less than 50 percent of the area median income.  Low: Households with income between 50 and 80 percent of the area median income.  Moderate: Households with income between 80 and 120 percent of the area median income.  Above Moderate: Households with income over 120 percent of the area median income.

According to HUD 2012-2016 CHAS data, as reported by SACOG, 11 percent of the total households in Yuba City (2,510 households) are categorized as extremely low income; 73 percent of extremely-low income households are renters and 27 percent are owners (see Table 3-19). Thirteen percent of total households (2,880 households) are categorized as very low income, and 17 percent of total households (3,835 households) are categorized as low income. Of the total households, 42 percent are in the lowerincome categories.

City of Yuba City –2021-2029 Housing Element Update 22
Table 3-19: Households by Income Category and Tenure (2016 Estimate) Households Percent of Owner-Occupied
Owner-Occupied Households
Total Owner Occupied 11,645 100%
Below 30% of HAMFI 685 6%
30‐50% of AMI 915 8%
50‐80% of AMI 1,420 12%
80‐100% of AMI 930 8%
Above 100% of AMI 7,695 66%
Renter-Occupied Households
Total Renter Occupied 10,465 100%
Below 30% of HAMFI 1,825 17%
30‐50% of AMI 1,965 19%
50‐80% of AMI 2,415 23%
80‐100% of AMI 1,325 13%
Above 100% of AMI 2,935 28%
All Occupied Households
Total Occupied Households 22,110 100%
Below 30% of HAMFI 2,510 11%
30‐50% of AMI 2,880 13%
50‐80% of AMI 3,835 17%
80‐100% of AMI 2,255 10%
Above 100% of AMI 10,630 48%
Source: CHAS 2012-2016, SACOG Housing Element Data
Housing Affordability
Federal regulations and guidelines define the maximum affordable housing costs (e.g., mortgage, rent, utilities) as 30 percent of annual gross household income.

The California Department of Housing and Community Development (HCD) publishes income limits annually for the various income categories. Income limits are based on a family of four. Yuba City is included in the Sutter County income limits. The 2020 median income for Sutter County is $75,000.

Table 3-20 demonstrates maximum affordable housing costs by income category based on the 2020 Sutter County income limits.

City of Yuba City –2021-2029 Housing Element Update 23
Table 3-20: Maximum Monthly Housing Costs by Income Category Income Category Annual Income1 Maximum Affordable
Monthly Rent Payment1, 2
Maximum Affordable
Sale Price1, 2, 3
Extremely low < $26,200 $655 $141,537
Very Low $26,201 - $34,950 $874 $188,806
Low $34,951- $55,900 $1,398 $301,981
Moderate $55,901 - $90,000 $2,250 $486,196
Above Moderate > $90,000 Above $2,250 Above $486,195
Notes:
1 Four-person household
2 Assumes 30 percent of annual income can be used toward housing 3 Assumes a 10 percent down payment, 30-year mortgage with an interest rate of 3 percent and property taxes of 1 percent.

Source: California Department of Housing and Community Development, State Income Limits for 2020 Housing Costs
As shown in Table 3-21, the median value of a house in Yuba City as of November 2020 was $335,594, according to Zillow.com. In a survey of Zillow.com home listings in the same time period, median prices varied from $237,250 to $435,000 depending on the number of bedrooms.

Table 3-21: Median Home Value, Sale Prices and Rental Costs in Yuba City (2020) Median Home Value
All Home Sizes $335,594
Median Sale Prices Average Rental List Price
1 Bedroom ---1 $1,113
2 Bedroom $237,250 $1,316
3 Bedroom $340,000 $2,025
4+ Bedroom $435,000 ---1
Notes:
1 No units at this size were listed when the survey was conducted.

Source: Zillow.com and Apartments.com, November 2020
As shown in Table 3-20, the maximum affordable purchase price for a four-person household is $141,537 for extremely low-income households and $188,806 for low-income households. However, as shown in Table 3-21, the median sales prices for homes of any size as of November 2020 are substantially more than that. In general, based on the above assumptions, lower-income households cannot afford to purchase homes in Yuba City without government or private assistance.

A four-person household in Yuba City would need to be within the moderate or above moderate-income categories to afford a home purchase at the median home value in Yuba City, assuming a 10-percent down payment, 30-year mortgage with an interest rate of 3 percent. Such a household would also need $33,559 in cash to make the 10-percent down payment. The estimated monthly mortgage payment for a $335,594 house is $1,528. This assumes a 10-percent down payment and a 30-year term. Additional costs, such as Community Facility District assessments and Homeowner Association dues, will affect affordability. As shown in Table 3-20, for moderate-income, four-person households, the maximum affordable sales price is estimated to be $301,981, which, as shown in Table 3-21, at the median sale prices gathered in November 2020, puts two-bedroom homes withing reach but not three-bedroom homes.

City of Yuba City –2021-2029 Housing Element Update 24
As shown in Table 3-20, the maximum affordable monthly rent for a four-person household is $655 for extremely low-income households and $874 for low-income households. However, as shown in Table 3- 21, the average listings for rentals of any size as of November 2020 are substantially more than that. This indicates that lower-income households in Yuba City are paying significantly more than 30 percent of their income on housing. As shown in Table 3-20, for moderate-income, four-person households, maximum affordable monthly rent is estimated to be $2,250, which, as shown in Table 3-21, is sufficient for affording the average list price for three-bedroom rentals as of November 2020.

Overpayment
The 2012-2016 CHAS illustrates that overpayment remains a critical issue for very low- and low-income households in the city, especially renters. Overpayment and severe overpayment are defined by HUD as any household paying more than 30 or 50 percent, respectively, of their gross monthly income toward housing expenses.

As shown in Table 3-22, CHAS data documents that 83 percent of extremely low-income renter-occupied households, or 2,095 households, are overpaying for housing (paying at least 30 percent of their monthly income on housing expenses), and that 75 percent of households in that income group, or 1,875 households, are severely overpaying (paying more than 50 percent or more of their monthly income on housing).

The same data illustrates that approximately 81 percent of extremely low-income owner-occupied households are overpaying for housing (555 households) and that 74 percent of extremely low-income owner-occupied households are severely overpaying (510 households). Among very low-income households, 82 percent of renter households (2,355 households) and 68 percent of owner-occupied households (620 households) are overpaying for housing. In the same income group, 33 percent of renter households (945 households) and 34 percent of owner-occupied households (310 households) are severely overpaying.

Among all lower-income groups, 70 percent of renters (6,480 households) and 63 percent of owneroccupied households (1,895 households) are overpaying for housing. This indicates a significant need for housing that is affordable to lower-income groups. Rates of overpayment have likely increased in recent years due to trends in the housing market, such as the influx of population in the area as a result of the Camp Fire in Paradise and increasing housing costs. Through Program H-B-1, the City will work to identify new funding to support the development of housing that is affordable to lower-income households.

City of Yuba City –2021-2029 Housing Element Update 25
Table 3-22: Households Overpaying for Housing in Yuba City (2016) Household
Income Level
Extremely
Low
Very
low Low Moderate Above
Moderate
All
Incomes
Extremely
Low, Very
Low and
Low Income
Owner 685 915 1,420 930 7,695 11,645 3,020
Overpaying 555 620 720 360 880 3,135 1,895
Percentage 81% 68% 51% 39% 11% 27% 63%
Severely Overpaying 510 310 225 85 65 1,195 1,045
Percentage 74% 34% 16% 9% 1% 10% 35%
Renter 1,825 1,965 2,415 1,325 2,935 10,465 6,205
Overpaying 1,540 1,735 1,310 385 285 5,255 4,585
Percentage 84% 88% 54% 29% 10% 50% 74%
Severely Overpaying 1,365 635 245 25 30 2,300 2,245
Percentage 75% 32% 10% 2% 1% 22% 36.18%
Total 2,510 2,880 3,835 2,255 10,630 22,110 9,225
Overpaying 2,095 2,355 2,030 745 1,165 8,390 6,480
Percentage 83% 82% 53% 33% 11% 38% 70%
Severely Overpaying 1,875 945 470 110 95 3,495 3,290
Percentage 75% 33% 12% 5% 1% 16% 36%
Note: For purposes of CHAS data, "Moderate" is identified as populations with incomes between 80 and 100 percent of the Household Area Median Family Income (HAMFI), and Above Moderate includes households with incomes greater than 100 percent of HAMFI. In other places in the document, this income group extends to 120 percent of AMI.

Source: 2012-2016 CHAS
Overcrowding
Overcrowding is defined as more than one person per room in a housing unit. The US Census includes living rooms, dining rooms, bedrooms, kitchens, finished attics and basements, recreation and family rooms, permanently enclosed porches, and rooms used for offices in the definition of “room.” Generally, overcrowding reflects the household’s inability to afford larger housing. Homes are typically considered overcrowded when the household has more than one person per room, and severely overcrowded when the home has more than 1.5 persons per room.

Table 3-23 shows the persons per room by tenure in Yuba City for both 2010 and 2017. In 2017, 4 percent of owner-occupied households (437 households) and 12 percent of renter-occupied households (1,252 households) were overcrowded. In the same time period, 1 percent of owner-occupied households (108 households) and 3 percent of renter-occupied households (322 households) were considered severely overcrowded. Between 2010 and 2017, the percentage of all households experiencing severe overcrowding stayed stable at 2 percent, but the percent of households experiencing any overcrowding went up by two percentage points, from 6 to 8 percent. Rates of overcrowding may have increased in recent years due to trends in the housing market, such as the influx of population in the area as a result of the Camp Fire in Paradise and increasing housing costs

City of Yuba City –2021-2029 Housing Element Update 26
Table 3-23: Overcrowded Households in Yuba City (2010 and 2017 Estimate) Owner-Occupied Households 2010 2017 2010 to 2017
Persons per Room Households Percent Households Percent Absolute Change
Percent
Change

1.00 or less 12,008 97% 11,159 96% -849 -7%

1.01 to 1.50 326 3% 329 3% 3 1%

1.51 or more 87 1% 108 1% 21 24%
Total 12,421 100% 11,596 100% -825 -7%
% Overcrowded by Tenure - 3% - 4% - -
Renter-Occupied Households 2010 2017 2010 to 2017
Persons per Room Households Percent Households Percent Absolute Change
Percent
Change

1.00 or less 8,140 91% 9,468 88% 1,328 16%

1.01 to 1.50 604 7% 930 9% 326 54%

1.51 or more 240 3% 322 3% 82 34%
Total 8,984 100% 10,720 100% 1,736 19%
% Overcrowded by Tenure - 9% - 12% - -
Total Occupied Households 2010 2017 2010 to 2017
Persons per Room Households Percent Households Percent Absolute Change
Percent
Change

1.00 or less 20,148 94% 20,627 92% 479 2%

1.01 to 1.50 930 4% 1,259 6% 329 35%

1.51 or more 327 2% 430 2% 103 31%
Total 21,405 100% 22,316 100% 911 4%
% Overcrowded by Tenure - 6% - 8% - -
Source: 2013-2017 ACS, SACOG Housing Element Data; and 2006-2010 ACS Housing Problems
Housing problems, as defined by HUD, can include a housing unit that lacks a kitchen, proper plumbing, more than one person per room (overcrowding), or a cost burden greater than 30 percent. Table 3-24 shows the number of housing units that had one or more of these problems by income category and tenure. According to the 2012-2016 CHAS, 30 percent of all owner-occupied households (3,460 households) and 57 percent of all renter-occupied households (5,915 households) had one or more housing problems in 2016. Overall, 42 percent of occupied households in Yuba City had one or more housing problems. The percentage of households with at least one housing problem is roughly equally distributed between income levels, with approximately 11 percent of households in each income level experiencing at least one housing problem.

City of Yuba City –2021-2029 Housing Element Update 27
Table 3-24: Households with One or More Housing Problems by Income and Tenure for Yuba City (2016 Estimate)
Owner-Occupied Households All Households
Households with at
least one Housing
Problem
Percent of OwnerOccupied
Extremely Low Income 685 555 5%
Very Low Income 915 625 5%
Low Income 1,420 800 7%
Moderate and Above Moderate Income 8,625 1,480 13%
Total 11,645 3,460 30%
Renter-Occupied Households All Households
Households with at
least one Housing
Problem
Percent of RenterOccupied
Extremely Low Income 1,825 1,560 15%
Very Low Income 1,965 1,795 17%
Low Income 2,415 1,575 15%
Moderate and Above Moderate Income 4,260 985 9%
Total 10,465 5,915 57%
Total Occupied Households All Households
Households with at
least one Housing
Problem
Percent of
Occupied
Extremely Low Income 2,510 2,115 10%
Very Low Income 2,880 2,420 11%
Low Income 3,835 2,375 11%
Moderate and Above Moderate Income 12,885 2,465 11%
Total 22,110 9,375 42%
Source: CHAS 2012-2016
Special-Needs Groups
To ensure provision of adequate housing for all people, this section of the Housing Element evaluates the needs for supportive housing services for persons with disabilities (including developmental disabilities) and the special housing needs of female-headed households, large families, seniors, the homeless, and farmworkers within Yuba City for the eight-year period of the Housing Element.

Persons with Disabilities
There are a variety of disabilities, including sensory, physical, cognitive, self-care, and independent living limitations. Table 3-25 shows the population in Yuba City—approximately 8,404 persons—who lived with one or more of the above-listed disabilities in 2017. The largest individual category of disability were cognitive disabilities (2,980 residents) and independent living difficulties (2,762 residents), with 35 percent of the total disabled population reporting each of these disability types.

City of Yuba City –2021-2029 Housing Element Update 28
Table 3-25: Persons with Disabilities by Disability Type in Yuba City (2017) Number Percent
Total Persons with One or More Disabilities 8,404 100%
Hearing Difficulty 2,410 29%
Vision Difficulty 823 10%
Cognitive Difficulty 2,980 35%
Ambulatory Difficulty 2,053 24%
Self-Care Difficulty 1,648 20%
Persons with One or More Disabilities, Ages 18+ 7,865 100% Independent Living Difficulty (Ages 18+ Only) 2,762 35% Note: Total of all categories may be greater than 100%, as respondents may have more than one disability Source: 2013-2017 ACS, SACOG Housing Element Data
Senate Bill (SB) 812 requires the City to include the needs of individuals with a developmental disability within the community in the special housing needs analysis. Developmental disabilities are studied separately from sensory, physical, cognitive, self-care, and independent living limitations because they are often lifelong physical and/or cognitive disabilities that manifested before age 18. Table 3-26 shows the developmentally disabled population by age in 2019. Overall, there were 791 persons living with a developmental disability in Yuba City. The developmentally disabled population of Yuba City represented just over 1 percent of the total population in 2019.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. More than half of these residents, 56 percent, were older than 18 years old, suggesting a potential need for some amount of supportive housing focused on the needs of developmentally disabled residents. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The state Department of Developmental Services (DDS) currently provides community-based services to persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The Alta Regional Center, which serves the Yuba City area, provides point of entry to services for people with developmental disabilities. The center is a private, nonprofit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.

There are a number of housing types appropriate for people living with a development disability: rentsubsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes. The design of housingaccessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group.

Incorporating “barrier-free” design in all new multifamily housing (as required by California and federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents.

Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.

City of Yuba City –2021-2029 Housing Element Update 29
To assist with housing needs for persons with developmental disabilities, the City will implement programs to coordinate housing activities and outreach with the Alta California Regional Center (see Program H-D-6). Alta California Regional Center is a private, nonprofit corporation that provides services to persons with a developmental disability and their families, including programs for persons with intellectual disabilities, cerebral palsy, epilepsy, autism, and early intervention services for infants and toddlers up to 36 months. Services range from socialization and recreation opportunities, transportation, day care/after school care, and employment services to providing supportive housing opportunities and independent living training. The Yuba City office provides services to residents of Sutter, Yuba, and Colusa County. The City will encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities.

Programs H-D-5 and H-D-6 are proposed to specifically address the needs of the persons with disabilities (including developmental disabilities).

Table 3-26: Population with a Developmental Disability by Age in Yuba City (2019) Age Number Percent of Population with
Developmental Disability
0-17 Years 350 44%
18+ Years 441 56%
Total Population with a Developmental Disability 791 100% Source: California Department for Developmental Disabilities, September 2020, SACOG Housing Element Data Table 3-27 shows the disabled population in relation to the workforce of Yuba City. According to the 2018 US Census ACS, 31 percent of persons with disabilities were employed (1,310 persons), and 6 percent were unemployed (233 persons), and the remaining 64 percent (2,691 persons) were not in the labor force.

Table 3-27: Persons with Disabilities by Employment Status in Yuba City (2018) With a Disability
2018
Number Percent
Total 4,234 100%
Employed 1,310 31%
Unemployed 233 6%
Not in Labor Force 2,691 64%
Source: 2014-2018 ACS, SACOG Housing Element Data
Service providers who advocate on behalf of the disabled identify a serious lack of affordable housing targeted to extremely low-, very low-, and low-income households as a pressing problem for the disabled population. In addition, disabled persons need accessible housing units in close proximity to public services and commercial centers with special design features that accommodate the disability.

The FREED Center for Independent Living is a nonprofit organization that promotes independent living for people with disabilities. Its mission is to eliminate barriers to full equality for people with disabilities through programs that promote independent living and effective system changes, while honoring dignity and self-determination. To accomplish this mission, they offer a variety of services in Sutter, Yuba, Nevada, and Colusa Counties. Specific to Sutter and Yuba Counties, FREED prepares a Housing Guide to support clients searching for special needs housing options. The guide was most recently updated in 2019. FREED serves as one-stop shop to connect persons with disabilities to available services and

City of Yuba City –2021-2029 Housing Element Update 30
resources, both provided by FREED and by other organizations. FREED provides wrap-around services to create independence for their clients, including teaching independent living skills, referral and support services related to securing housing, minor home modifications or repairs, applying for social security, transition from hospital or nursing homes navigation, and providing transit vouchers. FREED provides community services as well, including running device/technology lending library, distributing re-used durable medical equipment (such as wheelchairs or walkers), and distributing emergency preparedness materials. Since the COVID-19 pandemic, FREED has launched programs to address food insecurity for their clients who are sheltering in place, such as providing restaurant vouchers and arranging food deliveries from foodbanks. Additionally, FREED expanded services to Yuba City to address isolation by providing laptop computers to clients and arranging weekly phone reassurances. FREED reports that the majority of its Sutter County clients reside in Yuba City and a majority of its clients are seniors whose disabilities are age-related. FREED and the Regional Housing Authority of Sutter & Nevada Counties (Housing Authority) identified that the inadequate supply of affordable housing, particularly housing equipped with accessibility features, is a significant barrier for persons with disabilities to access housing.

Sutter-Yuba Behavioral Health provides services to individuals and families who are experiencing serious or ongoing mental health and/or substance abuse disorders in Yuba and Sutter Counties. Sutter-Yuba Behavioral Health maintains an inpatient psychiatric health facility and a psychiatric emergency services unit to provide emergency services to treat acute psychiatric conditions, crisis counseling, and emergency assessment. Outpatient services provide adults with access to therapists, substance abuse counselors, group programs, and individual support groups. Through partnership with Sutter County Schools, SutterYuba Behavioral Health provides an on-site Adult Education and Work Activity Center to provide a variety of therapy, skill-building groups, and education opportunities to recovering clients. Sutter-Yuba Behavioral Health offers a Latino Outreach Center and Hmong Outreach Center for adults, children, and families that are bilingual or only speak Spanish or Hmong. Other programs support the behavior needs of children, youth, and their families, including clinical assessments, behavioral therapy, and therapy services for incarcerated youth. Mental health providers identify finding affordable housing as a constant struggle for their clients. Mental health clients are typically low income; in addition, their illnesses have resulted in rental histories or credit histories that do not meet typical rent requirements and limit their housing options.

Female-Headed Households
Female-headed households are considered a special-needs group because of the higher incidence of poverty in these types of households.

As shown in Table 3-28, the 2018 ACS data indicates that approximately 14 percent of all households (2,874 households) in Yuba City have female heads of household. Of these female-headed households, 1,761 are headed by females with children under the age of 18. The number of female-headed households decreased by 3 percent between 2010 and 2018, and the number of female-headed families with children decreased by 13 percent in the same period. The number of female-headed households without children increased by 18 percent in the same period.

City of Yuba City –2021-2029 Housing Element Update 31
Table 3-28: Female-Headed Households in Yuba City (2010 and 2018) 2010 2018 2010 to 2018
Number Percent of
Total Number Percent of
Total
Absolute
Change
Percent
Change
Total Households 21,550 100% 22,572 100% 1,022 5%
Family Households 15,658 73% 16,208 72% 550 4%
Female-Headed Family
Households 2,969 14% 2,874 13% -95 -3%
Female-Headed Families
with Children 2,022 9% 1,761 8% -261 -13%
Female-Headed Families
without Children 947 4% 1,113 5% 166 18%
Source: 2010 US Census, 2014-2018 ACS, SACOG Housing Element Data Female-headed households with children need affordable housing, located in areas near childcare, schools, parks, transportation, and shopping and other services.

Large Families
Large families are defined by HUD as family households with five or more people. The 2014-2018 US Census ACS reports approximately 16 percent of households (3,649 households) in Yuba City have five or more people (see Table 3-29).

Table 3-29: Households by Size (2018)
Household Size Number Percent
1 Person 5,154 23%
2 Persons 6,612 29%
3 Persons 3,825 17%
4 Persons 3,332 15%
5 Persons 1,776 8%
6 Persons 1,085 5%
7 or More Persons 788 3%
Total Households 22,572 100%
Source: 2014-2018 ACS, SACOG Housing Element Data
Seniors
As shown previously in Table 3-2, the population aged 60 and older grew by 22 percent between 2010 and 2018 (10,645 to 12,965 residents). This may indicate an increased need for housing for seniors.

According to the 2013-2017 ACS, as shown in Table 3-30, there were 5,565 senior-headed (persons age 65 or older) households. Of senior-headed households, 4,194 were owner-occupied and 1,371 were renter-occupied.

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Table 3-30: Senior Households by Tenure (2017)
Owner-Occupied Households Households Percent of All OwnerOccupied Households 65 to 74 years 2,219 18%
75 to 84 years 1,549 13%
85 years and over 426 3%
Total Senior Population 4,194 34%
Renter-Occupied Households Households Percent of All RenterOccupied Households 65 to 74 years 726 7%
75 to 84 years 271 3%
85 years and over 374 4%
Total Senior Population 1,371 14%
All Senior Households Households Percent of All Households 65 to 74 years 2,945 13%
75 to 84 years 1,820 8%
85 years and over 800 4%
Total Senior Population 5,565 25%
Source: 2017 ACS, One-Year Estimate
The 2008–2010 US Census ACS reported the income levels of senior-headed households. Table 3-31 shows the income level of senior-headed households in Yuba City. The largest income category of seniorheaded households (14 percent of senior households, or 785 households) is $75,000 to $99,000. The second-largest group (691, or 12 percent) earned between $35,000 and $39,999, which is considered lower-income. Additionally, 32 percent of senior-headed households (1,798 households) earned less than $30,000 annually and are considered very low- and extremely low-income households.

Table 3-31: Senior Households by Income (2017 Estimate) Annual Income Number Percentage
Less than $10,000 303 5%
$10,000 to $14,999 453 8%
$15,000 to $19,999 459 8%
$20,000 to $24,999 258 5%
$25,000 to $29,999 325 6%
$30,000 to $34,999 491 9%
$35,000 to $39,999 691 12%
$40,000 to $44,999 199 4%
$45,000 to $49,999 309 6%
$50,000 to $59,999 513 9%
$60,000 to $74,999 108 2%
$75,000 to $99,999 785 14%
$100,000 to $124,999 420 8%
$125,000 to $149,999 120 2%

City of Yuba City –2021-2029 Housing Element Update 33
Annual Income Number Percentage
$150,000 to $199,999 95 2%
$200,000 or more 36 1%
Total 5,565 100%
Source: 2017 ACS, One-Year Estimate
The Area 4 Agency on Aging serves a seven-county area including Yuba City. The Area 4 Agency on Aging 2016 - 2020 Area Plan surveyed nearly 2,000 seniors within the service region to identify priority needs and services important to seniors. This survey found that home delivered meals (Meals on Wheels) was the most important services to seniors, followed closely by transportation services. The Area Plan outlined initiatives to maintain and enhance a coordinated system of home and community-based services and supports for older adults and their caregivers. These initiatives include developing and expanding a rural meal vouchers program, sustaining long-term services through building relationships with stakeholders and local services providers, and supporting direct assistance to older adults through maintaining contracted services.

Seniors also face housing challenges related to physical disabilities. Many disabilities are age-related, and result in declining mobility and self-care issues. As noted in the section discussing the needs of the disabled, FREED Center for Independent Living reports that the majority of its clients are seniors whose disabilities are age-related. Age-related disabilities interfere with seniors’ ability to remain independent.

FREED underscored the findings of the Area 4 Agency on Aging survey’s findings that seniors with disabilities need assistance with home repairs, home maintenance, and accessibility modifications, as well as in-home assistance. FREED’s senior clients that are on a fixed income are often in precarious housing situations and vulnerable to entering homelessness. The Housing Authority has also identified a need for additional affordable and accessible senior housing.

Seniors have a variety of housing options, including:
 Independent living—Seniors reside in their home or apartment with little support or care.  Assisted living facilities—Senior maintains a level of independence, residing in an apartment and receiving varied levels of support and assistance, such as light housekeeping, meals, transportation, and/or medication, etc.
 Residential care facilities—Typically a smaller licensed facility, often six or fewer residents, which provides services similar to those provided by assisted living facilities.  Intermediate care or skilled nursing facilities—A licensed facility that provides a higher, continuous level of professional care.

Although there are a variety of housing options for seniors, facilities providing supportive services and a higher level of care are expensive. Most affordable senior housing is independent living and does not provide supportive services. Lower-income seniors cannot afford to take advantage of many of these housing options and consequently remain in independent living situations struggling with self-care issues.

According to the California Department of Social Services, Community Care Licensing Division, there were nine licensed residential care facilities for the elderly in Yuba City in 2020. The total capacity of the elderly residential care facilities is 483 beds, with individual facility capacities ranging from 5 to 99 beds.

The names of the facilities and their capacities are listed in Table 3-32.

City of Yuba City –2021-2029 Housing Element Update 34
Table 3-32: State Department of Social Services Licensed Elderly Care Facilities in Sutter County (2020) Name Facility Capacity
Cherry Blossom Assisted Living 79
The Courtyard 80
Emerald Oaks 99
The Gardens 49
Golden Years Residential Home Care 6
Summerfield Senior Living 99
White Rock Seniors Home 5
Willow Glen Care Center 60
Yuba Sutter Care Home Inc 6
Total 483
Source: State of California, Social Services, Community Care Licensing Division, December 2020.

Programs H-D-4 and H-D-5 are included to address the housing needs of seniors.

Homeless
There are numerous causes of homelessness: a lack of affordable housing, inadequate financial resources to pay rent and utilities, domestic violence, mental or physical illness, and/or substance abuse. Many individuals and families move in and out of homelessness over the course of a year. A lack of affordable housing can make it difficult for families to move from shelters and transitional housing into permanent housing and puts many low-income families with housing at risk of becoming homeless. It is difficult to estimate the number of individuals and person in families with children who are at risk of becoming homeless. However, the FREED Center and other service providers who serve very low-income households and the homeless population communicated the importance of preventing loss of housing for vulnerable households as a priority need with equal importance as addressing the lack of affordable housing. It can be assumed that those most at risk of becoming homeless are lower-income households paying more than 50 percent of their income for housing costs. These households are not likely to have reserve funds in case of illness, job loss, or other factors and are at risk of becoming homeless.

The City of Yuba City is working within the framework of the Sutter-Yuba Homeless Consortium to address homeless needs within the community. The Sutter-Yuba Homeless Consortium comprises more than 50 representatives, including service providers, government agencies, nonprofits, and faith-based organizations within Yuba and Sutter Counties, whose goal is to address homeless needs and provide comprehensive services on a regional basis.

The Sutter-Yuba Homeless Consortium conducts point-in-time counts annually to identify the number of sheltered and unsheltered homeless individuals and families within its area of operation. The consortium uses the information in preparation of updates to the Yuba-Sutter Continuum of Care program. The count is only a snapshot, reflecting those persons identified as homeless on the day of the point-in-time count.

The homeless population tends to be nomadic, and therefore, homeless providers emphasize it is sometimes difficult to identify the homeless as residents of a specific city or specific area.

However, using the 2019 point-in-time counts completed by the Sutter-Yuba Homeless Consortium, it is estimated the Sutter-Yuba area’s homeless population was 409 persons, with 236 of those persons completely unsheltered and 173 precariously sheltered. City staff consulted with the Yuba City Police Department, which estimated the number of Yuba City’s homeless population to be 142 persons in 2020.

Among unsheltered persons in the Sutter-Yuba area, the largest percentage were staying in homeless

City of Yuba City –2021-2029 Housing Element Update 35
encampments (90 persons, or 22 percent of those counted) and a slightly smaller percentage were staying in vehicles (78 persons, or 19 percent of persons counted). Point-in-time counts are typically completed every other year; however, the count scheduled for 2021 was postponed due to the COVID-19 pandemic.

According to the 2019 5-Year Regional Strategic Plan to Respond to Homelessness developed by the BiCounty Homeless Services Program, 12 homeless persons who filled out a consumer survey identified themselves as living in Yuba City. Table 3-33 provides a breakdown of the homeless population by housing type in the Sutter-Yuba area.

Table 3-33: Homeless Population in Sutter-Yuba Area (2019) Housing Type Number Percentage
Homeless Encampments 90 22%
Vehicles 78 19%
Commercial or industrial Buildings 4 1%
On the street, in a doorway, under a bridge, or other place outside 64 16% Unsheltered Subtotal 236 58%
At a hotel 24 6%
Couch surfing 16 4%
In a jail 27 7%
With family 71 17%
With friends 22 5%
Other shelter 13 3%
Precariously Sheltered Subtotal 173 42%
Total 409 100%
Source: Yuba City, Marysville/ Sutter, Sutter - Yuba Homeless Consortium Continuum of Care, 2019 Major homeless facilities and providers in the Yuba City area are listed in Table 3-34. The Yuba-Sutter Salvation Army provides emergency food, shelter, and utility assistance to families and individuals in crisis. Its residential and drop-in programs target homeless families and individuals. These programs include the Relief from Energy Assistance through Community Help and the Emergency Food and Shelter Program. These two programs provide rental assistance, food assistance, utility assistance, and temporary shelter. The Depot Family Crisis Center, in operation for over 20 years, is run by the Salvation Army and provides 65 beds for longer-term housing for homeless individuals. While residing at the crisis center, residents take part in a homeless prevention program, which includes life skills, vocational training, and job search training. The Depot Family Crisis Center primarily serves homeless families (about 80 percent) and single women (20 percent). According to the Salvation Army’s website, about 10 percent of the Depot’s client population has a mental illness, developmental disabilities, or both. The Salvation Army also manages a transitional housing community called Hope Vista, which consists of eight newly constructed homes. Currently, Hope Vista is providing shelter to families displaced by the Camp Fire disaster in 2019 through the Salvation Army’s Emergency Disaster Transitional Living Program. The Salvation Army identified another significant factor contributing to homelessness, that of a lack of affordable housing for lower-income households; this makes it difficult for families to move from shelters and transitional housing into permanent housing and puts those with housing at risk of becoming homeless.

City of Yuba City –2021-2029 Housing Element Update 36
Buddy’s House, a transitional housing program, with a mission of achieving clean and sober living for its program participants, has also identified substance abuse and mental illness as major contributing factors to homelessness. Buddy’s House also identified the need for better reentry programs for persons being released from prisons. One-stop, coordinated, and integrated programs are needed to ensure prisoners are not released onto the street without access to documentation, such as driver license and social security numbers, and supportive services. Public assistance programs also need to be modified to allow those that want to make changes in their lives and move into transitional housing programs to do so without jeopardizing assistance.

The City of Yuba City does not provide services directly, but as noted above, is working within the framework of the Sutter-Yuba Homeless Consortium to provide homeless services and address facility needs. It should be noted that because of the regional, cooperative effort between Yuba-Sutter jurisdictions and service providers, Yuba City homeless individuals are able to avail themselves of shelters and housing services on a region-wide basis.

Yuba-Sutter homeless resources strive to meet the multiple needs of the homeless and provide integrated coordinated services. Assistance available to homeless individuals and families within the Yuba-Sutter area of operation include motel vouchers, assistance with rent and security deposits, emergency shelters, transitional housing, and case management. Additional facilities and agencies that provide these services are listed in Table 3-34.

Table 3-34: Major Homeless Facilities/Providers in Yuba City Area, 2020 Facility/Provider Type Capacity Services
Sutter-Yuba Behavioral
Health Services
446 Second St.

Yuba City
Social
Services 6 beds
Mental health services, emergency
psychiatric services, youth and
family services, recovery program,
referral services
New Haven Court
(Sutter-Yuba Behavioral Health and
Hands of Hope)
448 Garden Highway
Yuba City
Permanent
Supportive
Housing
40 beds
Case management, peer support
activities, mental health care,
substance use services, benefits
counseling and advocacy, and basic
housing retention skills
Crossroads Community
Church/Joshua’s House
Transitional
Housing ---1
Recovery program; referral services
River Bottoms Ministry /
A Hand Up Ministry ---1

Buddy’s House
1770 Magnolia Drive
Yuba City
Transitional
Housing ---1
Recovery program, referral services
Salvation Army Depot Family
Crisis Center
408 J Street
Marysville
Transitional
Shelter 65 beds
Meals, counseling, education
programs, self-sufficiency program,
recovery program, job search
assistance, savings programs
Salvation Army Hope Vista
Riverside Drive
Olivehurst
Transitional
Housing 8 beds
Housing navigation, case
management, employment
assistance, self-sufficiency classes,
recovery program

City of Yuba City –2021-2029 Housing Element Update 37
Facility/Provider Type Capacity Services
Twin Cities Rescue Mission
940 14th Street
Marysville
Emergency
Shelter/
Transitional
Housing
40 beds
Meals, support groups, medical and
dental clinics, Bible clubs/Sunday
School, referral services, intake,
and re-entry for one-year men’s
treatment programs
Casa de Esperanza
Yuba City (address confidential)
Emergency
Shelter/
Domestic
Violence
24 beds
Meals, counseling, and other
services for battered or homeless
women and children
Hands of Hope
909 Spiva Avenue
Yuba City
Day Center n/a
Coordinated Entry site, referral
services, showers and restrooms,
laundry, computers, used clothing,
mentoring/referrals
R.E.S.T. (operated by Hands of
Hope)
Rotating
Emergency
Shelter
Up to 35
beds
Wintertime rotating overnight
shelter at various church facilities.

Operates from late November
through early April. One hot meal
is provided per day. Intake occurs
at Hands of Hope’s day center.

St. John’s Episcopal Church
800 D Street
Marysville
Food/
Community
Meetings
n/a Lunch served on the 1st, 2nd, and
4th Wednesdays of the month
14FORWARD Temporary
Housing 40 beds Tiny home temporary housing
program.

Life Building Center
131 F Street
Marysville
Emergency
Shelter 25 beds
Community Court (Pilot),
Coordinated Entry Site, medical
services, job training, laundry, and
referral services.

Better Way Shelter
Low Barrier
Temporary
Shelter
40 beds
Low barrier homeless shelter
providing temporary stays up to 3
months; Housing First Model
Wintertime Total Up to 237
bed
Summertime Total 212 beds
Notes:
1 As of March 22, 2021, information unavailable.

Source: Forward Yuba Sutter: 5-year Regional Strategic Plan to Respond to Homelessness in Sutter and Yuba Counties, Bi-County Homeless Services Program, 2019, Salvation Army Depot, Salvation Army Hope Vista Twin Cities Rescue Mission, Hands of Hope, FREED, 14FORWARD, Casa de Esperanza, and R.E.S.T., 2020 Program H-D-5 is included to address the housing needs of homeless individuals.

Farmworkers
The 2017 US Department of Agriculture Census of Farmworkers identifies 4,672 persons employed as agricultural workers in Sutter County. Of these workers, 3,157 work less than 150 days per year and can be considered seasonal farmworkers. Sutter County’s economy has historically been based on agriculture.

The Yuba-Sutter Economic Development Corporation identifies farming as the fourth-largest employer in the region. As a result of the major role farming plays in the economy of the area, there has been a need within the community to provide housing for agricultural workers.

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Farmworkers tend to have low incomes due to the lower-paying nature of their work. Farmworkers who are permanent residents, particularly those who are part of large family households, face many of the same difficulties in obtaining suitable affordable housing as other low-income families. Farmworkers who migrate on a seasonal basis face the issue of finding suitable, short-term housing.

Public and nonprofit farmworker housing owners and managers provide the best source of information on housing needs of farmworkers.

The Housing Authority takes the lead on farmworker projects in the City. Richland Farm Labor Housing, consisting of 190 units (53 two-bedroom, 123 three-bedroom, and 12 four-bedroom units) was constructed in the late 1970s. The Richland Farm Labor Housing project is available to active farmworkers (including cannery/processing) and those retired or disabled from agricultural work. The Housing Authority states that demand for resident farmworker housing has remained constant. As of March 2021, there were 15 applicants on the waiting list. The Housing Authority also maintains an additional 99 beds of migrant worker housing at its Richland Public Housing (15 one-bedroom/studio, 36 two-bedroom, 37 three-bedroom, 9 four-bedroom, and 2 five-bedroom units). There is a waitlist of 1,234 applicants for units in Richland Public Housing. A total of 289 units of migrant farmworker housing are maintained by the Housing Authority.

The California Human Development Corporation owns and manages one farmworker housing project:

Mahal Plaza is a 98-unit project containing two-, three-, and four-bedroom units. Mahal Plaza gives priority to resident farmworkers, as well as migrant farmworkers.

All public and nonprofit farmworker housing in Yuba City is targeted to farmworker families; the needs of single farmworkers are not addressed by these projects. While single farmworkers do not qualify for these projects, they do have the advantage of higher mobility and are more likely to secure housing onsite at their place of employment.

Many privately owned migrant quarters are maintained on individual farms in rural areas of the county.

The number of these units is unknown. Program H-D-3 proposes amendments to the City’s zoning code to comply with the Employee Housing Act to allow employee housing for farmworkers and other employees ministerially in zones allowing single-family residential structures and/or zones allowing agricultural uses.

At-Risk Units
Housing Element law requires jurisdictions to provide an inventory of assisted, affordable rental units that are eligible to convert to market rate housing within 10 years of the beginning of the eight-year planning period of the Housing Element (through May 15, 2031). The law also requires an estimation of the cost of preserving units at risk versus replacing the units.

Table 3-35 lists assisted housing projects in the City of Yuba City and identifies their current contract expiration dates after which conversion to market-rate housing is possible. Based on a review of the California Housing Partnership Corporation (CHPC) information regarding units at risk of conversion, two projects within the city are at risk of converting to market rate during the current Housing Element cycle. Sutter Village and Live Oak Apartments are owned by for-profit developers whose contracts for HUD Project Based Section 8 assistance are renewed annually. However, the overall contract for each of these projects expires after the end of the current planning period. Because their project’s Section 8 contracts must be renewed annually, a total of 109 assisted units are at risk of conversion to market-rate housing within the current planning cycle. Program H-B-3 commits the City to monitoring units at risk and taking steps to prevent them from converting to market rate, if needed.

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Table 3-35 Assisted Housing Units at Risk of Conversion Project Name & Location Type Total Units Assisted
Units
Overall Expiration
Date
Live Oak Apartments –
645 Queens Ave Section 8 LMSA 88 35 11/30/20321
Sutter Village –
1200 Gray Ave Section 8 NC 74 74 8/31/20391
Notes:
1 While the assisted units identified here have project periods that expire after the end of the planning period, because Section 8 contracts require annual renewal these are considered “at risk.” Source: California Housing Partnership Corporation, February 2021 To maintain the existing affordable housing stock, the City can either preserve the existing assisted units or facilitate the development of new units. Depending on the circumstances of at-risk projects, different options may be used to preserve or replace the units. Preservation options typically include: (1) transfer of project to nonprofit ownership; (2) provision of rental assistance to tenants using non-federal funding sources; and (3) purchase of affordability covenants. In terms of replacement, the most direct option is the development of new assisted multifamily housing units. These options are described herein.

Transfer of Ownership
Transferring ownership of an at-risk project to a nonprofit housing provider is generally one of the least costly ways to ensure that at-risk units remain affordable for the long term. By transferring property ownership to a nonprofit organization, low-income restrictions can be secured indefinitely, and the project would become potentially eligible for a greater range of governmental assistance.

The current market value of the projects was estimated using information from multifamily sales listings within Yuba City’s boundaries. The average cost to purchase a multifamily development was $116,839 per unit. There are 109 units at risk of converting to market rate within the current planning cycle. If these were purchased, the estimated cost of acquiring these would be $12,735,482.

Rental Assistance
Rental subsidies using non-federal (state, local, or other) funding sources can be used to maintain affordability of the 109 at-risk affordable units. These rent subsidies can be structured to mirror the federal Housing Choice Voucher (Section 8) program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair market rent on the unit. In Sutter County, the 2020 fair market rent is determined to be $838 for a studio, $844 for a one-bedroom unit, and $1,087 for a two-bedroom unit.

The feasibility of this alternative is highly dependent on the availability of other funding sources necessary to make rent subsidies available and the willingness of property owners to accept rental vouchers if they can be provided. As indicated in Table 3-36, the annual cost of subsidizing each unit ranges from $3,198 for a studio apartment with a one-person household to $4,350 per year for a threeperson household in a two-bedroom apartment. Sutter Village has 74 one-bedroom units, which would require an annual estimated subsidy of $164,280. Live Oak Apartments has 20 two-bedroom assisted units and 15 one-bedroom assisted units, which would require an estimated annual subsidy of $120,300 in total. The estimated annual cost to subsidize both buildings’ assisted units would be $284,580.

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Table 3-36: Rental Assistance Required
Unit Size Fair Market
Rent1
Household
Size
Very Low
Income
(50% AMI)
Affordable
Cost without
Utilities
Monthly per
Unit
Subsidy
Annual per
Unit Subsidy
Studio $838 1 $24,500 $572 $267 $3,198
1-bedroom $844 2 $28,000 $659 $185 $2,220
2-bedroom $1,087 3 $31,500 $725 $363 $4,350
Notes:
1 Fair market rent is determined by HUD for different jurisdictions/areas across the United States on an annual basis. 2020 FMRs listed.

Affordable cost = 30% of household monthly income
Purchase of Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance and/or supplementing the Section 8 subsidy received to market levels.

The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump sum financial incentives or ongoing subsidies in the form of rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable.

Construction of Replacement Units
The construction of new affordable housing units is a means of replacing the at-risk units should they be converted to market-rate units. The cost of developing housing depends on a variety of factors, including density, size of the units (i.e., square footage and number of bedrooms), location, land costs, and type of construction. There has been little multifamily development Yuba City recently. However, estimates of multifamily projects in other cities the region may be instructive. An April 2020 BuildingJournal.com estimate for the construction cost of a two-story multifamily building in the Sacramento area with 12 units at 1,000 square feet per unit suggested a potential construction cost of approximately $90 per square foot. This estimate excludes land and site preparation development costs, fees, and related expenses. In practice the true cost may be higher or lower than this estimate, as the cost of building multifamily homes varies based on the cost of financing, the type of construction, materials, site conditions, finishing details, amenities, and structural configuration. With an estimated average size of 700 square feet per unit in these buildings, it would cost approximately $6.87 million to construct 109 new assisted units at this rate.

Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at-risk units under various options. The cost of constructing 109 replacement units the second highest of the three quantified options ($6.87 million). In comparison, the annual costs of providing rental subsidies required to preserve the 109 assisted units are relatively low ($284,580). However, long-term affordability of the units cannot be ensured in this manner. The option of acquiring replacement units has the highest cost ($12.7 million)) and constrained by a variety of factors, including growing scarcity of land, rising land costs, and potential community opposition. The best option to preserve the at-risk units appears to be construction of replacement units in the event that affordability restrictions are not continued.

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Organizations Interested in Preserving Assisted Rental Housing There are numerous entities with the managerial capacity to own and manage units at risk of conversion.

HCD maintains a list of “qualified entities” who have a track record of creating, preserving, or managing affordable units. The full list is provided as Appendix III. Table 3-37 identifies three agencies that have been identified as having specific interest in Sutter County and being notified of the availability of assisted rental housing.

Table 3-37: Nonprofit Organizations Interested in Acquiring At-Risk Housing Volunteers of America National Services 1108 34th Avenue Sacramento Community Housing Improvement
Program, Inc. 1001 Willow Street Chico
Mercy Housing Corporation 3120 Freeboard Drive, Suite 202 West Sacramento Source: California Department of Housing and Community Development, 2020 Energy Conservation
Conservation of energy has become an important issue in housing policy because of the rise in energy costs over the last few decades. Energy bills may comprise a substantial portion of monthly housing costs for both owners and renters. California’s most recent energy crisis has further emphasized the need for conservation. The residential sector offers an opportunity to achieve energy savings through conservation measures, awareness, and the application of appropriate technology.

California’s Building Energy Efficiency Standards for residential buildings were established in 1978 in response to a legislative mandate to reduce energy consumption. The standards are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods.

The City’s Building Division enforces the 2019 California Energy Building Code (Title 24) through its plan-checking process. These regulations establish minimum levels of wall, ceiling, and floor insulation, maximum glazing area, minimum glazing U-values, and air conditioner and water heating system efficiencies to reduce energy consumption.

The Pacific Gas and Electric Company (PG&E), Yuba City’s primary energy provider, also has a number of monetary incentive programs for energy conservation as well as energy-efficient home improvements.

Eligible lower-income residents can apply for free home energy assessments, weatherproofing, energyefficient lightbulbs, and replacements of certain appliances. Information about these programs is distributed in monthly billing statements from PG&E and is available online. The City is currently working with PG&E to provide energy audit services to Yuba City residents.

Energy conservation is also addressed through the City’s environmental review process. The negative declaration or environmental impact report for a development project identifies energy impacts and, if necessary, requires mitigation measures to reduce energy consumption.

The City’s solar project at the wastewater treatment facility started providing electricity in late 2007. The solar arrays are constructed on piers and on sunny days the wastewater treatment facility meets all of its electrical needs with solar or existing biogas fueled micro-turbines. It is estimated that the solar facility produces 1.3 kilowatt hours per year, equivalent to the demand of 750 homes during daylight hours.

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Future Housing Needs
In March 2020, SACOG adopted its final plan for Allocation of Regional Housing Needs for October 31, 2021, through October 31, 2029. The Regional Housing Needs Allocation (RHNA) plan is required by state law and is part of the statewide statutory mandate to address future housing issues. The RHNA plan allocates a “fair share” of the region’s projected housing needs to each city and county. These allocations are provided per household income group and are for the upcoming housing element planning period of October 31, 2021, through October 31, 2029.

The RHNA plan allocation was based on methodology adopted by SACOG in November 2019. SACOG developed the allocation methodology, which represents the culmination of input from the public, local housing planners, and housing stakeholders across the greater Sacramento region. The methodology is oriented around furthering the five RHNA objectives: (1) Increase Housing Supply and Mix of Housing Types; (2) Promote Infill, Equity, and Environment; (3) Ensure Jobs Housing Balance and Fit; (4) Promote Regional Income Parity; and (5) Affirmatively Further Fair Housing. The percentage of lowerincome units starts with 40.7% lower income in each jurisdiction, with adjustments made on factors for affirmatively furthering fair housing, regional income, and job/housing fit.

Table 3-38 shows the SACOG RHNA plan allocation for Yuba City. As shown in the table, the RHNA plan allocated 3,308 new housing units to Yuba City for the planning period. Of the 3,308 new housing units, 378 units are to be affordable to extremely low-income households, 378 units are for very lowincome households, 455 are for low-income households, and 2,097 units for moderate and abovemoderate income households.

Table 3-38: Housing Needs by Household Income Category
Income Category Number Percent
Extremely Low 378 11%
Very Low 378 11%
Low 455 14%
Moderate 622 19%
Above Moderate 1,475 45%
Total 3,308 100%
Note: Assumes 50 percent of the very low-income households are extremely low-income households.

Source: SACOG 2021-2029 RHNA - Final Allocations.

The City must provide an estimate of the projected extremely low-income housing needs. The City is estimating approximately 50 percent of its very low-income regional housing need to be an extremely low-income housing need. In other words, of the 756 very low-income housing needed, the City is estimating 378 units for extremely low-income households. Most, if not all, extremely low-income households will require rental housing. The extremely low-income households will likely face housing problems such as overpaying, overcrowding, and/or accessibility issues as a result of their limited incomes. Also, many of the extremely low-income households will fall within a special-needs category (disabled, seniors, large families, or female-headed households) and require supportive housing services.

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4. Assessment of Fair Housing
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

Under state law, AFFH means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
AB 686 requires the City of Yuba City (City), and all jurisdictions in the state, to complete three major requirements as part of the Housing Element update:

1. Conduct an AFH that includes a summary of fair housing issues; an analysis of available federal, state, and local data knowledge to identify patterns of segregation or other barriers to fair housing; and prioritize contributing factors to fair housing issues.

2. Prepare the Housing Element Land Inventory and identify sites through the lens of AFFH.

3. Include a program in the Housing Element that affirmatively furthers fair housing and promotes housing opportunities throughout the community for protected classes and addresses contributing factors identified in the AFH (applies to housing elements beginning January 1, 2019).

In order to comply with AB 686, the City has completed the following outreach and analysis.

Outreach
The update to the City’s Housing Element was completed immediately following the updates to the City’s 2020-2024 Consolidated Plan and 2020 Analysis of Impediments to Fair Housing Choice (AI). Because of the timing, the City incorporated community outreach regarding fair housing issues into the update process for the consolidated plan and analysis of impediments, as well as completing one-on-one meetings with service providers during the 2021-2029 Housing Element update process. The variety of methods and ongoing community outreach from late 2019 through 2020 provided an opportunity for the City to reach members of all socioeconomic segments.

In November 2019 and February 2020, the City held two public workshops to discuss the Consolidated Plan and AI process and the importance of community involvement in the preparation of both documents.

These meetings were marketed through the City’s website and email distribution of information to stakeholder organizations to reach their clients and staff. Across both meetings, attendees included representatives of the Regional Housing Authority for Sutter and Nevada Counties, Hands of Hope, Sutter-Yuba Homeless Consortium, Central Valley Homeless Assistance Veterans Program, FREED Center for Independent Living, Habitat for Humanity, and Bridges 2 Housing.

In addition to the public workshops for the AI and Consolidated Plan processes, the City conducted oneon-one consultation meetings for the Housing Element update with service providers and other organizations who serve special-needs groups and other typically hard-to-reach groups. The purpose of these consultations was to solicit direct feedback on housing needs, barriers to fair and affordable housing, and opportunities for development from all economic segments of the community. The primary concern stakeholders felt needs to be addressed is the lack of affordable housing, especially for extremely low-income households. The Camp Fire in Paradise in nearby Butte County destroyed homes, displaced residents, and resulted in increased demand for housing in Sutter County, including Yuba City. The price

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increases as a result of this increased demand have forced those seeking affordable housing to move further from resources and jobs. Even where housing is available, stakeholders asserted that many barriers to housing for low-income households result from strict rental requirements (e.g., credit history checks, rental references), cost of deposits up front that make affording new housing challenging, substandard housing conditions, and income source discrimination by landlords. Stakeholders emphasized that code enforcement processes typically either do not adequately require repairs to homes or result in occupants being displaced.

Assessment of Fair Housing Issues
California Government Code, Section 65583 (10)(A)(ii), requires the City of Yuba City to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. According to the 2020 Tax Credit Allocation Committee (TCAC)/Housing and Community Development (HCD) Opportunity Area map, the core of Yuba City is primarily Low Resource and has high rates of poverty and racial and/or ethnic concentration, as shown on Figure 4-1, TCAC/HCD Opportunity Areas. City staff reviewed this map and found that it accurately characterizes Yuba City.

The area of the city bordering the Feather River, south of Colusa Avenue, north of Franklin Avenue, and east of Cooper and Park Avenues is considered an area of high poverty and racial and/or ethnic concentration. In contrast, the portions of the city west of Harter Parkway, south of Lincoln Road, and north of Queens Avenue are primarily higher designations ranging from moderate to highest resource areas; all areas considered high or highest resource are along the western boundary of the city.

Some of the indicators identified by TCAC and HCD to determine the access to opportunity include high levels of employment and close proximity to jobs, access to effective educational opportunities for both children and adults, low concentration of poverty, and low levels of environmental pollutants, among others. These indicator scores decrease as the level of designation decreases until “low resource” areas, which typically have limited access to education and employment opportunities and may have poor environmental quality. For purposes of evaluating fair housing, resource levels refer to the geographic proximity and ease of access to resources, such as low-cost transportation, jobs, and high-quality schools, with low-resource areas having the most limited access. In an area of high segregation and poverty, at least 30 percent of the population is below the federal poverty level, and patterns of racial segregation exist. In addition to reviewing these categorizations, the City also individually analyzed several factors, described below, to assess patterns that may further fair housing issues and identify actions to combat these.

Yuba City’s history is rooted in its agricultural economy, which remains the backbone of the local economy. Since its incorporation in 1908, Yuba City has been home to a racially and ethnically diverse population. Rapid regional growth recently has resulted in a near doubling in population size in Yuba City every 20 years. This wave of growth in an agricultural community has resulted in development of singlefamily housing to meet the needs of the family-oriented city. The agricultural economy and relative affordability of Yuba City, when compared with other areas in the Sacramento region, has historically been a draw for individuals and families immigrating into Northern California. These historic trends led to the multicultural character of the community today. The center of the city was developed first. Homes there tend to be older and smaller than in other areas of the City, and thus more affordable, which contributes to a concentration of lower-income households. The older homes west of the city center are also more affordable than other parts of Yuba City. Strong cultural emphasis on the family and multigenerational housing structure has created pockets of racial and/or ethnic concentration. This combined with an increase in residential development along the edges of the city has led to the concentration of poverty along with racial and/or ethnic concentration in the downtown area.

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Figure 4-1: TCAC/HCD Opportunity Areas

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The City has conducted the following analysis of available data to assess local access to opportunities and indicators of fair housing issues, in addition to the designations provided by the TCAC/HCD Opportunity Areas map (Figure 4-1). Data for disability, poverty, and familial status was available at the census-tract level, and data for rates of opportunity areas, overpayment, jobs proximity, and diversity were available at the block-group level. The City has used the most localized level of data available for the analysis.

Patterns of Integration, Segregation, and Racial/Ethnic Areas of Concentration Over the last decade, the percentage of residents that identify their race as White has remained relatively stable at approximately 64 percent; however, the population of persons who identify their ethnicity as non-Hispanic White has decreased from 47 percent of the population in 2011 to 42 percent in 2019. Since 2011, the percentage of the population that identifies as Asian, the second-largest group, has decreased by 10 percentage points while there has been an increase in residents that identify as one or more race. Yuba City also has a relatively high percentage of the population that is foreign born (27 percent), slightly higher than the percentage of Sutter County residents that are foreign born (22 percent).

As shown on Figure 4-2, Diversity Index (2018), there is a high level of diversity across the city which indicates positive patterns of integration in most of the city. Levels of diversity in Yuba City are similar to surrounding areas, including the Cities of Marysville and Live Oak, and unincorporated areas adjacent to all three cities. Moving further into the more rural parts of Sutter and Yuba Counties, areas tend to be populated with concentrations of one ethnic group and therefore have lower ratings on TCAC’s diversity index. In northeast Yuba County, these less diverse areas tend to be primarily White, Non-Hispanic households. In Sutter County, to the north of Yuba City, these less diverse areas tend to be Black or Hispanic. Lower population density can also contribute to these lower diversity ratings. It is worth noting that the Esri diversity index used on Figure 4-2 is two-dimensional, so areas in the city that rank higher on the index have even distributions of racial and ethnic groups, and areas with lower rankings may have one larger racial or ethnic group within the area.

Although Figure 4-2 indicates a high level of diversity across Yuba City, as shown on Figure 4-3, Racially or Ethnically Concentrated Areas of Poverty, there is a racially or ethnically concentrated area of poverty (R/ECAP) just west of downtown, between State Route 20 and Franklin Avenue and between Cooper Avenue and State Route 99. A R/ECAP, as defined by the United States Department of Housing and Urban Development (HUD), is an area in which 50 percent or more of the population identifies as non-white and 40 percent or more of individuals are living at or below the poverty line. The R/ECAP is located in the older areas of the City, characterized by older, smaller housing, while growth and investment has focused in developing residential subdivisions in north and western areas of the City. Over 60 percent of the population residing in the R/ECAP are renting households, and Housing Choice Voucher (HCV) occupied housing units account for nine percent of the renter-occupied housing in the R/ECAP. While the R/ECAP does not have the highest concentration of HCV housing units in the City, the number of HCV housing units is more than triple the number of HCV units in adjacent census tracts west of Highway 99 and south of Franklin Avenue. As of the 2015-2019 American Community Survey (ACS), the population of this R/ECAP tract was estimated to be 5,386. This area, and downtown, have a higher percentage of Hispanic or Latino residents than other areas of Yuba City, reflecting areas to the north (Figure 4-4, Predominant Population – Hispanic Majority). There is also a higher percentage of residents in this area, as well as the rest of the southern portion of the city, whose primary language is not English (Figure 4-5, Percentage of Population Linguistically Isolated). In 2017, nearly 17 percent of Yuba City residents reported their primary language as one of many Indo-European languages, according to findings in the 2020 Yuba City Analysis of Impediments to Fair Housing. The Marysville/Yuba City Urbanized Area has a higher rate of non-English speaking households than most of the Sacramento Area Council of Governments (SACOG) region outside of downtown Sacramento. Yuba City has the only R/ECAP in Sutter County and as will be discussed, contains areas with the highest rates of poverty in the County. The R/ECAP in Yuba City is also the only R/ECAP within the rural areas of the SACOG region.

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While Yuba City, Marysville, Linda, and Olivehurst have a larger area of concentrated poverty than most of the SACOG region outside of urbanized Sacramento, only Yuba City has an R/ECAP present. This implies that poverty within Yuba City disproportionately impacts non-White residents. Outside of Yuba City, R/ECAPs are present within the urbanized City of Sacramento and the suburban jurisdictions surrounding, including unincorporated Sacramento County, Rancho Cordova, and Davis.

In 2014, the area of Yuba City south of State Route 20 and east of State Route 99 had the highest percent of households below the poverty line. However, by 2019, the ACS estimates that this concentration has decreased slightly while percentage of households at or below the poverty line has increased in the area north of Queens Avenue and east of State Route 99 (Figure 4-6, Poverty Status [2010-2014], and Figure 4-7, Poverty Status [2015-2019]). In this area north of Queens Avenue, it is estimated that more than 50 percent of the population is living in poverty; in most of downtown, more than 20 percent of the population falls into this category as well. While there are other areas of high poverty rates in the SACOG region, this area in Yuba City and the areas to the east in Marysville, Linda, and Olivehurst have a larger area of highly concentrated poverty than most of the region. From 2010 to 2019, the median income in Yuba City has increased from $49,500 to $61,773, compared to a lesser increase in Sutter County as a whole from $49,500 in 2010 to $50,944 in 2019. While there has been an increase in median income in Yuba City and a slight decrease in poverty rates, the gap between the median income and those households living in poverty has become more significant.

In northern Yuba City, the area with lowest rate of poverty (less than 10 percent) contains the only area in the city where the median income exceeds the statewide median income of $87,100, according to the HCD 2020 State Income Limits. This concentrated area of affluence is identified as Highest Resource on the TCAC Map, indicating residents of this area have access to the best outcomes in terms of health, economic attainment, and education attainment. While providing positive outcomes to residents within the concentrated area of affluence, barriers exist that prevent other Yuba City residents from accessing the same opportunity. Bounded by city limits to the west and north, Highway 99 to the east, and Redding Avenue to Stabler Lane, Butte House Road to Belvin Road, Bradley Estates Drive to Stabler Lane, and Queens Avenue to Highway 99 to the south, this area is predominantly characterized by single-family residential and larger lot sizes. The majority of housing units in this area are owner-occupied, with only 35 percent of housing units occupied of renting-households. HCV units account for less than three percent of renting-households; Yuba City’s R/ECAP contains over triple the number of HCV-occupied units.

Where Yuba City’s R/ECAP features predominantly Hispanic population, the area in Yuba City with the highest median income has a predominantly White majority population, which also correlates with a decrease in linguistically isolated population compared to the R/ECAP and surrounding downtown region. This implies that wealth inequality limits access to Yuba City’s concentrated area of affluence.

Many factors can contribute to wealth inequality, including access to education, transportation, social networks, and primary language. None of the homeless resources listed in Table 3-34 are located in Yuba City’s concentrated area of affluence and are primarily located in downtown Yuba City, within the R/ECAP, and south Yuba City, further limiting access to high resource areas and concentrating unhoused residents in low resource areas in south Yuba City. Much of unincorporated Sutter County surrounding Yuba City is designated as highest resource areas on the TCAC map. With exception of census tracts surrounding Live Oak, the County’s highest resource areas have a predominant White population.

However, despite designated ‘Highest Resource’ on the TCAC Map, median income does not exceed the HCD State median income ($87,100), except in a census tract that overlaps Yuba City, suggesting Sutter County does afford its residents access to considerable opportunity but does not contain concentrated areas of affluence. Within the SACOG region, cities such as Roseville, Folsom, and El Dorado Hills contain expansive concentrations of affluence, featuring highest resource categorizations on the TCAC map coupled with median incomes exceeding $125,000. Similar to Yuba City, these areas are predominantly White, suggesting that regionally White residents have the most access to affluent areas in the SACOG region.

City of Yuba City –2021-2029 Housing Element Update 48
Figure 4-2: Diversity Index (2018)

City of Yuba City –2021-2029 Housing Element Update 49
Figure 4-3: Racially or Ethnically Concentrated Areas of Poverty

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Figure 4-4: Predominant Population – Hispanic Majority

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Figure 4-5: Percentage of Population Linguistically Isolated

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Figure 4-6: Poverty Status (2010-2014)

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Figure 4-7: Poverty Status (2015-2019)

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Yuba City has historically been highly family-oriented, a pattern that still exists today; as discussed previously in Section 3, Housing Needs Assessment, nearly three-quarters of households are families with children. Across the SACOG region, the majority of households in suburban communities and most incorporated areas are married couples with children, like Yuba City. The percentage of households with children decreases in more rural and unincorporated areas, but the SACOG region is dominated by married-couple households, with the City of Sacramento being the only community not dominated by married-couple households. Yuba City mirrors this regional trend but differs from the rural and unincorporated areas of Sutter County, which have a higher percentage of single-person households. The dominance of families with children in most areas of the city supports a need for larger housing; however, the larger local context of nonfamily and single-person households suggests that there is also a need for smaller and more affordable housing units to meet that need.

As shown on Figure 4-8, Population with a Disability (2015-2019), most of Yuba City has a lower percentage of the population with a disability than the immediately surrounding areas. In 2014, there was a high concentration of individuals with a disability in the area north of State Route 20, east of State Route 99, and south of Queens Avenue. However, by 2019, this concentration has diminished across the Marysville/Yuba City Urbanized Area. Despite this decrease, an area of higher concentration of disability remains along the southern boundary of the city between Franklin Avenue and Lincoln Road. This area has a slight overlap with the R/ECAP tract and with areas of increased poverty, which may indicate a concentration of lower-income persons with a disability. Overall, the percentage of residents with a disability is slightly higher in Yuba City than most of the SACOG region, though there are a variety of services to meet the needs of this population, as described herein. Regionally, the percentage of persons with a disability decreases to less than five percent in areas of highest resource and concentrated areas of affluences, including corresponding areas of Roseville, Folsom, and El Dorado Hills and increases in areas with higher rates of poverty, such as Grass Valley and pockets of Sacramento. As in Yuba City, persons with a disability have limited access to highest resource areas across the SACOG region.

Access to Opportunity
In a statewide ranking of 2016 California Assessment of Student Performance and Progress (CAASPP) test scores listed on School-Ratings.com, of the 17 ranked schools in Yuba City, only one school ranked in the 80th percentile compared to other similar schools in the state (Franklin Elementary K-8). No schools rank above the 80th percentile. Ten schools ranked below the 50th percentile, though these schools are distributed across Yuba City and are not concentrated in areas of poverty. However, despite this distribution, the quality of most schools in Yuba City has resulted in the whole core of the city scoring 0-0.25 on TCAC and HCD’s indicators of educational outcome, with a score of 1 being the most positive educational outcome. As shown on Figure 4-9, TCAC Opportunity Areas – Education Domain Score, Yuba City has a lower educational score than most of the western portions of the SACOG region, but similar to rural areas of Placer and El Dorado Counties. To improve access to high-quality schools for all residents, the City will meet with the school district to develop a teacher incentive program to attract and retain high-quality teachers to the Yuba City Unified School District (Program H-F-1).

Unlike many rural areas, Yuba City is served by extensive public transit routes operated by Yuba-Sutter Transit. In 2004, SACOG recognized Yuba-Sutter Transit for its outreach efforts to increase ridership through its Salutes Regional Awards Program. Yuba-Sutter Transit is also known for its low cost for a wide range of services. The transit agency offers fixed local routes throughout the Marysville/Yuba City Urbanized Area, including Route 1: Yuba City to Yuba College, Routes 2A and 2B: Yuba City Loop, and Route 5: South Yuba City to North Yuba City, which offer a variety of routes through all areas of Yuba City as well as connecting residents to resources in Marysville, Olivehurst, and Linda. The routes operate six days a week with 30- to 60-minute headways and are available for a basic fare of $1.00 or a discounted fair of $0.50 for youth, seniors, and eligible disabled residents and Medicare holders. YubaPage 278 of 486 City of Yuba City –2021-2029 Housing Element Update 55
Sutter Transit also offers weekday commute-hour and midday transportation from Yuba City to downtown Sacramento to connect residents to employment opportunities in the region, a service which is offered by most of the rural SACOG counties to support rural residents commuting to the Sacramento area. Within the Sacramento area, opportunities for public transit increase, making it possible for residents within the Sacramento area to use public transit reliably. In addition to frequent bus system, Sacramento offers light-rail that connects cities along the Highway 50 corridor up to Folsom. In 2019, SACOG updated the Public Transit and Human Services Transportation Coordinated Plan, which identified unmet public transportation needs regionally that particularly limit mobility on the part of seniors, persons with disabilities, and those with low incomes. Stakeholders that rely on public transit or demand-responsive services reported reaching medical appointments was one of the greatest unmet needs.

Issues identified with existing services include:
 Schedules are not always coordinated between agencies on route connections to reach medical centers.
 Those needing to reach medical facilities in another city or county can encounter difficulties trying to cross geographic boundaries, especially where eligibility requirements differ.  Most demand-responsive services require advance reservations, making it difficult to reach a doctor for a same-day appointment because of an illness or emergency  Transportation network companies (which allow users to schedule on demand rides via smartphone app) can be an option for those that have access to the technology necessary to request a ride and can afford these more expensive services. These services are usually not accessible to disabled persons that use mobility devices like wheelchairs and scooters, and frequently refuse rides to those with service animals.

Stakeholders additionally found that some cases of intercity connections are good, providing direct service without transfers or waiting, especially important for residents reliant on public transit. However, stakeholders of Yuba City or surrounding Sutter County had insufficient services between cities, particularly critical for residents attempting to reach medical centers. SACOG reported that from Yuba City to Kaiser Morse take up to 2.5 hours and three transfers, with half of the time spent waiting for transfers and is only available Monday through Friday.

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Figure 4-8: Population with a Disability (2015-2019)

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Figure 4-9: TCAC Opportunity Areas – Education Domain Score

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As shown on Figure 4-10, Job Proximity Index, HUD’s 2017 jobs proximity data identifies that areas with the closest proximity to jobs are in downtown Yuba City and downtown Marysville to the east. These areas have access to Highway 20, providing quick, reliable access to both downtown Yuba City and downtown Marysville. The data shows that the southern reaches of the city have the longest commute times, while the northern areas of the city enjoy closer job proximity, including the downtown area. South Yuba City is largely single-family homes with limited commercial uses integration, concentrating job opportunities within the downtown area. However, while the greatest access to jobs and employment opportunities is in the downtown portion of the City, the assessment of racial/ethnic concentration and integration patterns finds that this area is populated by the lowest-income households. The discrepancy between these findings may suggest that either the jobs in this area do not meet the needs of the residents, creating a jobs/housing imbalance, or that residents may be able to live and work in this area but only access low-wage positions. Regionally, job proximity scores increase in Sacramento, Roseville, and Rancho Cordova, which offer important economic centers for the region, while rural Sutter County and foothills have very low job proximity scores. While Yuba City creates a local job center for Sutter-Yuba counties, job growth in rural areas of SACOG, including Sutter County, are limited by lack of infrastructure. The SACOG Prosperity Plan released in May 2020 identifies specifically that “investment in digital infrastructure, including broadband and 5G wireless network expansions, can help overcome an existing digital divide and be a catalyst for innovation in the region, for businesses, educational institutions, the workforce and government. Greater broadband deployment will increase the ability to telecommute, which in turn also reduces the demand, capacity, climate impact and expense of transportation systems. Early work to identify strategic broadband corridors has already identified transportation corridors that could also benefit from greater broadband infrastructure, such as US 50 in rural El Dorado County or CA 113 in Yolo County, connecting to Sutter County and areas in Yuba County.” The City will promote the availability of Sutter County’s CalWorks program so residents can access financial assistance and employment training (Program H-F-1).

To meet the needs of the population with disabilities in Yuba City, there are 10 licensed adult residential care facilities and 9 licensed assisted living facilities for the elderly across the city. Additionally, residents are served by Heart to Heart Transportation and Dial-A-Ride, both providing reservation-based curb-tocurb non-emergency medical transportation for residents of Yuba City. Additionally, FREED provides vouchers for eligible residents that can be used to pay for Dial-A-Ride. The City also requires new developments to comply with Title 24 of the California Building Code to ensure that all new construction meets accessible design standards, thus ensuring that all new housing is accessible for all residents regardless of disability. To ensure that older housing that may not meet accessibility requirements can be adapted, the City will develop a process for reasonable accommodation requests (Program H-D-3).

In February 2021, the California Office for Environmental Health Hazard Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community’s environmental scores. A community with a high score, is one with higher levels of pollution and other negative environmental indicators. Based on CalEnviroScreen, pollution and other environmental factors most negatively impact central Yuba City, from downtown to the eastern city limits along the river and adjacent to the R/ECAP. As discussed, central Yuba City has a predominant Hispanic majority population, making Yuba City’s Hispanic population more susceptible to health complications due to exposure to environmental health hazards.

Older housing (greater than 30 years) within the downtown area may further exacerbate health issues resulting from substandard housing that residents in north and south Yuba City living in newer residential subdivisions may not encounter. Regionally, jurisdictions within the Sacramento Valley have greater exposure to pollution, which poses a risk to resident health. While Yuba City includes the highest scores, the unincorporated County received relatively low scores when compared to the rest of the SACOG region. While still rural, foothill and mountain jurisdictions in the SACOG region enjoy improved

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environmental conditions and are less likely to experience the same health complications Valley residents face.

Mortgage Loan Access
Data about the availability of financing for homebuyers is published annually as a result of the Home Mortgage Disclosure Act (HMDA). In 2019, just under two-thirds (64.6 percent) of first mortgages originated within the census tracts that cover Yuba City went to White homebuyers. Within the whole population of Yuba City, 43 percent of residents were White as of the 2014-2018 ACS. It is worth noting that HMDA includes Hispanic or Latino residents within other race and ethnicity categories, while the ACS disaggregates this identity. However, in 2019, 17.6 percent of home purchase loans that were originated were made to Hispanic or Latino residents; as of the 2014-2018 ACS, 30 percent of Yuba City residents were Hispanic. This suggests that differences in survey methodologies may not account for the disproportionate rates of loan origination for White residents. In 2019, 15.2 percent of loans originated were made to Asian homebuyers, while Asian residents accounted for 19 percent of the population as of the 2014-2018 ACS.

Rates of loan origination for White residents in 2018 were similar to those in 2019 (64.9 percent in 2018 compared to 64.6 percent in 2019). Fewer Hispanic or Latino residents received home purchase loans in 2018, with 14.1 of loans originated in 2018 made to Hispanic or Latino residents, as compared to 17.6 percent in 2019. More loans were originated to Asian homebuyers in 2018 than 2019 (17,8 percent in 2018, compared to 15.2 percent in 2019). Among loan applications denials, applications made by Asian residents were disproportionately high; 24.5 percent of denials made in 2019 and 21.0 percent of denials made in 2018 were made to Asian applicants. Hispanic or Latino residents represented 28.7 percent of denials in 2019, compared to 21.8 percent of denials in 2018. Both rates are lower than the percent of Yuba City’s population that is Hispanic as of the 2014-2018 ACS (30 percent). Causes for disparities in access to home mortgages may be varied and can include disparities in income based on race and bias among lenders. The City has limited influence on these factors, but by encouraging and supporting the development of more affordable housing across the city, residents looking to purchase homes may be able to find homes at more accessible process and may be able to spend less on their current housing and would therefore have less of a challenge saving enough for a down payment. Program H-B-1 commits the City to supporting the Regional Housing Authority’s First-Time Home Buyer Program to encourage and facilitate the purchase of affordable housing units by low-income households and ensuring equal access to the program across all socioeconomic groups. Program H-F-1 commits the City to supporting non-profit organizations in their efforts to combat lending practices that disproportionately impact people in protected classes including race, color, national origin, religion, sex, age, or disability.

Disproportionate Housing Need and Displacement Risk
As discussed in Section 3.5, Income and Housing Costs, overcrowding is a more significant issue among renter households than among owner households. While 7.3 percent of all households were overcrowded in 2019, 10.7 percent of renters are overcrowded, while approximately 4.4 percent of owners are living in overcrowded situations. In the City of Marysville, the rates of overcrowding are slightly less than Yuba City at 5.7 percent for all households; with less difference between renter (5.1 percent) and owner (6.7 percent) households as seen in those categories in Yuba City.

Per Figure 4-11, Overcrowded Households, overcrowding in Yuba City is most common in the area of high segregation and poverty, followed by areas of low resource. Overcrowding is also present, at a similar or higher rate, in the unincorporated areas of Linda and Olivehurst, as well as in the nearby cities of Marysville and Live Oak. More rural areas of Sutter and Yuba County have lower rates of overcrowding. The trends of overcrowding in Yuba City reflect the region, with higher concentrations of overcrowding in areas with higher poverty. The higher rate of overcrowding typically means that either

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appropriately sized housing is unaffordable to current residents, or that the type of housing available does not meet the need. In either case, overcrowding means there is a disproportionate need for affordable, larger housing units in these areas. The City will meet with the developers to identify barriers to constructing larger housing (Program H-D-7) and has included several other programs to incentivize development of affordable housing.

In addition to overcrowding, overpayment is a significant issue in Yuba City. While overpayment is an issue for both renters and homeowners, the issue is more significant among renters. HUD’s Comprehensive Housing Affordability Strategy (CHAS) data estimates that approximately 43.8 percent of lower-income (< 80% HAMFI) renter households are paying more than 30 percent of their income toward housing expenses compared to 16.3 percent of lower-income owner households. Households that are paying more than 50 percent of their household income toward housing expenses are considered to be severely overpaying. For lower-income households (< 80% HAMFI), high rates of severe overpayment can indicate a lack of availability of more affordable housing options. Rates of overpaying among lower income households are similar in Yuba City and surrounding areas. The approximate percentages lowerincome households paying more than 50 percent of their income on housing was:
 14.9 percent of lower-income households in Yuba City, with  21.5 percent of lower-income renter households and
 9.0 percent of lower-income owner households
 13.9 percent of lower-income households in Sutter County (including incorporated cities), with  20.7 percent of lower-income renter households and
 8.7 percent of lower-income owner households
 15.9 percent of lower-income households in Marysville, with  19.6 percent of lower-income renter households and
 9.3 percent of lower-income owner households
 14.0 percent of lower-income households in Yuba County (including incorporated cities), with  22.1 percent of lower-income renter households and
 8.2 percent of lower-income owner households
The percentage of homeowners overpaying for housing in Yuba City has decreased since 2014 in most areas of the city, with the exception of the area between Queens Avenue and Pease Road, east of State Route 99 where the percentage of homeowners overpaying has increased to more than two-thirds of owner households (see Figure 4-12, Overpayment by Owners 2015-2019). Overpayment increases the risk of displacing residents who are no longer able to afford their housing costs. Based on conversations with stakeholders and local service providers, overpayment can be a significant factor for very low-income households to enter homelessness. It can be assumed that those most at risk of becoming homeless are lower-income households paying more than 50 percent of their income for housing costs. These households are not likely to have reserve funds in case of illness, job loss, or other factors and are at risk of becoming homeless. Stakeholders identified that regional patterns of displacement, particularly Butte County and Paradise residents displaced from Camp Fire, have increased competition for limited affordable housing in Yuba City, forcing residents to search for housing above their means. For Yuba City’s very low-income residents, including seniors and persons with disabilities that may live on a fixed income, are most at risk for displacement as they unable to afford rent prices driven up by increased local demand. To understand displacement regionwide, the University of California at Berkeley prepared the

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Urban Displacement Project in 2019 that assessed leading factors for displacement in the greater San Francisco and Sacramento region. Their research found that within urbanized Sacramento, low-income households are most susceptible to displacement, particularly residents living in neighborhoods vulnerable gentrification. Conversely, Folsom and Elk Grove are increasingly exclusive, meaning that low-income households are unable to move to these areas. Households with special housing needs, such as seniors, persons with disabilities, female-headed single-parents and farmworkers experience higher rates of cost burden, overcrowding and homelessness and are therefore more vulnerable to substandard housing conditions, displacement and homelessness.

Stakeholders reiterated that additional affordable housing, particularly housing affordable to very lowincome households, would work to alleviate impacts of overpayment. To address displacement risks due to overpayment, the City will provide incentives to encourage affordable development and will develop a targeted program to connect lower-income residents with affordable homeownership and rental opportunities within the city (Programs H-B-1, H-B-2, H-C-1-7, and H-D-1).

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Figure 4-10: Jobs Proximity Index

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Figure 4-11: Overcrowded Households

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Figure 4-12: Overpayment by owner (2015-2019)

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In addition to overpayment and overcrowding, California Health and Human Services (CHHS) estimates that as many as 10 percent of housing units in the low-resource areas of downtown are missing a complete kitchen or plumbing. While this estimate may be higher than the actual number, it is higher than surrounding areas in Sutter and Yuba Counties, though similar to downtown Marysville, Linda, and Olivehurst. Additionally, approximately 59 of the housing stock in Yuba City is older than 30 years (built prior to 1990) and is likely in need of some type or repair or rehabilitation. Given that the median home value in Yuba City ($335,594) is lower than many jurisdictions in the SACOG region and the City has a low median income, it is assumed that many homeowners, especially of older homes, are unable to keep up with regular maintenance of their homes. In some cases, the cost of repairs or necessary retrofitting to bring a housing unit into compliance with building standards can be prohibitive, resulting in the owner or renter living in substandard housing conditions or being displaced if the house is designated as uninhabitable. Stakeholders who participated in the Housing Element community engagement process identified that substandard housing in the Yuba-Sutter County areas frequently lead to displacement and/or homelessness, particularly for lower income households already vulnerable to homelessness. As discussed, the areas of greatest poverty and racial and/or ethnic concentration fall within Yuba City’s downtown area, which is also the location of the City’s oldest housing. Lower income households in the Yuba-Sutter area have limited opportunity to access newer residential subdivisions, as evidenced in Yuba City by the decrease of HCV housing units in northern and southern Yuba City as compared to central, downtown Yuba City. For lower income seniors and persons with disabilities, substandard housing makes these populations increasingly vulnerable to displacement and homelessness. Substandard housing may be additionally unsuitable for seniors and persons with disabilities that require accessibility equipment to conduct day-to-day life. Further, those on a fixed income likely are unable to pay for cost of repairs. As will be discussed further, disability proved the most frequently alleged basis for discrimination in Yuba City fair housing cases reported to HUD from 2013 to 2021, which may include cases where landlords denied accessibility upgrades to tenants with disabilities, forcing tenants to live in unsuitable housing. To prevent these situations, the City will refer homeowners to the Regional Housing Authority to apply rehabilitation funding and will consider using other funding to assist with relocation costs for low-income residents temporarily displaced during repairs (Program H-A-1).

Enforcement and Outreach Capacity
While the City updates their policies and codes to reflect changes in state law, because of limited staff capacity, they have not completed a comprehensive review of zoning laws and policies to ensure compliance with fair housing law. The City is completing a minor update to its General Plan to address new state law and will subsequently revise the Zoning Code. High on the City’s action list are programs to do a comprehensive update of the zoning ordinance to facilitate housing. Through Program H-A-7, the City commits to review the Zoning Code and update as necessary during the 2021-2029 planning period to ensure compliance with fair housing law, and will continue to examine land use policies, permitting practices, and building codes to comply with state and federal fair-housing laws.

In addition to assessing fair housing issues related to development standards, fair housing issues can include discriminatory behaviors by landlords and housing conditions. Yuba City complies with fair housing law regarding complaints by referring fair housing cases to, HUD’s Office of Fair Housing and Equal Opportunity (FHEO), and the California Department of Fair Employment and Housing (DFEH), and nonprofit organizations such as California Rural Legal Assistance (CRLA). Yuba City has not tracked how many cases were referred during the previous planning period but will continue to refer fair housing cases and implement a monitoring program to track referrals (Program H-F-1). Through its partnership with Regional Housing Authority, Yuba City distributes information on fair housing in English, Spanish, and Punjabi to organizations that work with the general public and represent the building and real estate agencies. The Regional Housing Authority conducts annual fair housing events to raise awareness of fair housing issues.

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CRLA is a nonprofit legal service program dedicated to assisting low-income individuals, households, and communities through free legal assistance and community education. In December 2020, CRLA reported to the City that the majority of fair housing cases that they handle are disability discrimination cases, often due to refusal by landlords to allow service animals due to “no pet policies.” They also emphasized that the lack of affordable housing, lack of rent control, and incomplete code enforcement exacerbate many issues that their clients face. CRLA reported that substandard housing units is a chronic issue in the City and surrounding areas, including lack of accessible housing for individuals with disabilities. They raised concerns that code enforcement does not adequately follow up on housing condition violations, and many violations result in tenants or owners being displaced due to the cost of repairs. Generally, substandard housing is typical to areas of high poverty which may be connected with areas of high ethnic concentration. Within Yuba City, areas of high poverty are concentrated in central Yuba City. To be clear, the City does not have a history of segregation, redlining or racially exclusive covenants, zoning or other regulations that would promote illegal segregation. Residential development has generally focused investment and growth in expanding new housing residential subdivisions in north and south Yuba City. Newer residential subdivisions that are predominantly single-family on large lots provide limited opportunity for affordable housing via high density development and exclude essential services. Lower-income households often cannot afford a personal automobile, so they need to live where they can walk or take transit to access essential services. This perpetuates reliance on substandard housing for affordable housing options for lower income households, persons with disabilities, and seniors. CRLA was unable to provide the specific number and type of cases received due to limited tracking capacity and confidentiality concerns.

In their 2019 Annual Report, DFEH reported that they did not receive any housing complaints from residents of Sutter County. As part of the Fair Housing Assistance Program (FHAP), DFEH dual-files fair housing cases with HUD’s Region IX FHEO; HUD FHEO reported that 13 cases were filed by residents of Yuba City between January 1, 2013, and February 9, 2021. This number of cases provides only a snapshot of discrimination cases that exist as it does not include open cases, which are confidential, and many cases may go unreported or are filed with other agencies, such as CRLA. Of the 13 cases reported by HUD, the most frequently alleged basis for discrimination was disability, followed by familial status (Table 4-1). In addition to filed cases, there were 17 inquiries made to HUD about Yuba City housing providers, with the most commonly-known basis for these inquiries also being disability discrimination.

These inquiries are not filed as complaints for investigation but provide additional information on patterns or impediments to fair housing.

Table 4-1: Bases for Housing Discrimination Cases in Yuba City Basis Number Percent
Disability 9 69.2%
Familial Status 4 30.8%
Race 2 15.4%
National Origin 1 7.7%
Religion 1 7.7%
Retaliation 3 23.1%
Sex 0 0.0%
Color 1 7.7%
Total Cases 13* 100.0%
Note:
*Some cases alleged multiple bases; therefore, the number of alleged bases exceeds the total number of cases.

Source: HUD Region IX Office of Fair Housing and Equal Opportunity, 2021

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DFEH, FHEOand CRLA were unable to provide specific location information for cases either because they do not track the geographic origin of complaints or because of confidentiality concerns. Therefore, the City was unable to conduct a spatial analysis of fair housing cases to identify any patterns or concentrations of fair housing issues in the city. Program H-F-1 has been included to work with fair housing enforcement organizations and agencies to track issues and identify patterns in the city.

Sites Inventory and Existing Affordable Housing
The City examined the opportunity area map prepared by HCD and TCAC (Figure 4-1). The opportunity area map identifies areas in every region of the state whose characteristics have been shown by research to support positive economic, educational, and health outcomes for low-income families—particularly long-term outcomes for children.

Using the statewide opportunity area map and indicators of segregation, displacement risk, and access to opportunity as overlays to the City’s sites inventory, the City was able to identify if the sites identified in the inventory to accommodate the lower-income Regional Housing Needs Allocation (RHNA) disproportionately concentrate these units or increase patterns of segregation.

The City identified candidate sites for above moderate income primarily within northern and central Yuba City in areas of the city categorized as highest resource and high resource. Sites located north of Highway 20 and east of Highway 99 have limited integration with low- or moderate-income sites, but offer less convenient access to schools, essential services, and commercial areas necessary to make the area suitable for affordable housing, particularly for persons with disabilities and seniors that would be isolated from services in the outer reaches of the city. Central Yuba City provides opportunity for a mix candidate sites for lower, moderate, and above moderate incomes that support place-based improvements to current disadvantages within Central Yuba City.

While the Central City Specific Plan, which is located in a High Segregation and Poverty area, was identified as a site that could accommodate 83 units affordable to lower-income households, this represents a relatively low proportion of the overall lower-income RHNA. Within the lower-resource areas in the center of the city, there is a mix of lower-income, moderate-income and above moderateincome inventory sites. In high and highest resource areas, such as in the north west side of the city, while more above-moderate sites are located here, the RHNA sites are not limited to those suitable for development affordable to higher-income households. This does not suggest a particular concentration of lower-income sites in these areas. It is worth noting that the opportunity area map developed by TCAC identifies much of the center of the city as low-resource. As such, it would be a challenge to locate housing in close proximity to jobs and schools without locating them within lower-resource areas. For example, Yuba City High School is located in a low-resource area. This section of the city is rated as having a closer proximity to jobs (see Figure 4-10) and limited overcrowding (see Figure 4-11). Some areas in this low-resource section of the city rank higher in linguistic isolation and poverty (see Figures 4- 5 and 4-7, respectively). However, only one site in the inventory, which is identified as having the potential to serve lower-income households, is located in the section of the city with the highest rates of poverty.

Many of the sites in the inventory that have been identified as having the potential to serve lower-income households are located within one mile east or west of Highway 99, but particularly on the western side of the city, and many are between Queen Avenue and Franklin Avenue. This puts sites in close proximity to employment centers, including one of the city’s largest employers, Sunsweet Growers. These sites are also located near several Yuba-Sutter Transit routes that both circulate Yuba City and connect to Marysville. Several schools are located in this area, including Gray Avenue Middle School and Yuba City High School on the east side of Highway 99 and River Valley High School on the west side. Several

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grocery stores are also clustered in this area. By locating future affordable housing development close to downtown or to commercial centers near Highway 99 rather than in farther-away areas that are primarily residential, residents may have closer access to essential services such as schools, jobs, healthcare facilities, which can help to lower their overall cost of living and prevent lower-income residents from experiencing long commutes or struggling to access essential services.

Five of the seven candidate rezone sites that have been identified as having the potential to serve lowerincome households following a rezone to medium/high density land use with R-3 zoning are located in highest resource areas on the northwest side of the city. One in the south side of the city is located in a high resource area, and the remaining site is located in a moderate resource area. Most candidate sites are located on or near major roadways served by transit and in close proximity to commercial areas and other services.

Existing affordable housing in the city includes:
 Park Terrace Apartments 665 Queens Avenue
 Live Oak Apartments 645 Queens Avenue
 Plumas Family Apartments 1240 Plumas Street
 Sutter Village 1200 Gray Avenue
 New Haven Court 448 Garden Highway
 Richland Housing 288 Samuel Drive
 Mahal Plaza 1719 Franklin Road
Park Terrace and Live Oak are both within close walking distance of two elementary schools and are approximately two miles from Yuba City High School. Yuba-Sutter Transit Route 2 has several stops within half a mile of the two properties. This route forms a loop around central Yuba City and connects to the High School, many parks and recreation facilities, as well as job centers. Several clusters of commercial areas are located along nearby Live Oak Boulevard, which could potentially provide nearby employment, and the properties are located one mile from the commercial center of Yuba Sutter Marketplace. The properties are also one mile from Ampla Health’s Yuba City medical center.

Plumas Family Apartments and Sutter village are located just north of downtown along the Plumas St corridor, across the street from several medical offices. Yuba-Sutter Transit Route 2 also serves Plumas St. and provides connection to the rest of the city. They are both approximately 0.5 miles from the nearest elementary school. Plumas Family Apartments is located 0.7 miles from downtown Yuba City, where a number of public services and employment centers are located. The nearest grocery store is located approximately 0.5 miles from both properties.

New Haven Court and Richland Housing are both located on the southeast side of the city. Both are located approximately 0.5 miles from the nearest grocery store, 0.8 miles from the nearest elementary school and just over 1 mile from the High School. Both are served by Yuba Sutter Transit’s Route 2.

Mahal Plaza is farther from downtown, located in a lower-density, primarily residential area. It is adjacent to a Head Start center but just over one mile from the nearest elementary and middle schools, two miles from the nearest High School and approximately 0.7 miles from the nearest grocery store. A commercial center is located one mile away, and the property is located near a stop on Yuba Sutter’s Route 5, which circulates in the southern and western neighborhoods of the city and connects to several schools and employment centers. The property is also located just over a mile from Feather River Tribal Health Center.