Yuba City City Council
March 1, 2022

City of Yuba City –2021-2029 Housing Element Update 69
Contributing Factors
Discussions with stakeholders, fair housing advocates, and the assessment of housing issues identified several factors that contribute to housing issues in Yuba City, listed in Table 4-2.

Table 4-2: Factors that Contribute to Housing Issues in Yuba City Identified Housing
Issues Contributing Factors Meaningful Action
Displacement of
residents due to
economic pressures
Shortage of subsidized
housing units
Unaffordable rents and
sales prices
Concentration of poverty
in low resource areas
Limited variety of
housing types to meet a
range of incomes
Cost of rehabilitation or
repair
Increased housing
demand due to the Camp
Fire
Improve condition of affordable housing stock and
offer rehabilitation programs (Program H-A-1)
Encourage ADUs in high resource and single-family
areas (Program H-A-2)
Connect residents to affordable homeownership
opportunities (Program H-B-1)
Strive to increase availability of rental assistance
(Program H-B-2)
Increase flexibility in permitting and development
standards to facilitate residential development in
more zones (Program H-C-5)
Work with affordable housing providers to increase
supply (Program H-D-1)
Encourage diversity in multifamily unit size
(Program H-F-1)
Displacement risk
for large
households
Availability of affordable
units in a range of sizes
Refer residents to rehabilitation funding to adapt
homes to meet their needs (Program H-A-1)
Facilitate construction of affordable housing in a
range of sizes to meet a variety of needs (Program
H-A-3
Encourage larger multifamily units (Program H-F-1)
Presence of a
R/ECAP downtown
Concentration of
affordable housing units
Limited economic
mobility opportunities
Seek funding for targeted rehabilitation and
increasing access to resources (Program H-A-1)
Prioritize investing in basic infrastructure in these
areas (Program H-F-1)
Market availability of Sutter County’s CalWorks
Program (Program H-F-1)
Concentration of
low-income
households
Availability of rentals
that accept Housing
Choice Vouchers
Shortage of subsidized
housing units
Concentration of more
affordable housing
downtown
Encourage ADUs in high-resource and singlefamily areas (Program H-A-2) Promote construction of higher-density units in high
resource areas (Program H-A-3)
Incentivize development of affordable housing
through density bonuses (Program H-A-6)
Strive to increase availability of subsidized units
(Program H-B-2)

City of Yuba City –2021-2029 Housing Element Update 70
Identified Housing
Issues Contributing Factors Meaningful Action
Discriminatory
practices by
landlords
Supply of affordable
housing that does not
meet demand
Concentration of
affordable units in central
Yuba City that require
rehabilitation, repair, or
accessibility equipment,
resulting in disability
discrimination
Lack of knowledge of fair
housing issues
Target availability of rehabilitation programs in
areas of concentrated need (Program H-A-1)
Incentivize development of affordable housing
through density bonuses (Program H-A-6)
Provide training to landlords on fair housing laws
(Program H-F-1)
Concentration of
substandard
housing
Concentration of
affordable units in central
Yuba City, particularly
downtown
Cost of repairs and
rehabilitation
Focused development and
investment of new
residential subdivisions
outside of central Yuba
City
Seek funding for targeted rehabilitation and
increasing access to resources (Program H-A-1)
Promote construction of higher-density units in high
resource areas (Program H-A-3)
Strive to increase availability of rental assistance
(Program H-B-2)
Incentivize development of affordable housing
(Program H-A-6)
The City has identified the lack of subsidized and affordable housing units at a range of sizes and housing conditions as the primary contributing factors to fair housing issues in Yuba City. The City has included actions to address these factors, and all issues identified in this assessment, throughout the Housing Element programs and policies. In addition to including actions in all programs, Program H-F-1 has been included to affirmatively further fair housing, per AB 686, and take meaningful actions that, taken together, address significant disparities in housing needs and increase access to opportunity for all groups protected by state and federal law. Regional coordination efforts outlined in several programs will ensure that the City of Yuba City furthers patterns of integration and development of affordable housing in such a way that it will have a positive impact on residents of the city and region.

City of Yuba City –2021-2029 Housing Element Update 71
5 Land Inventory
This chapter describes existing residential development within Yuba City and analyzes the amount of vacant land available for future housing development.

Existing Land Uses
As of March 2021, the City of Yuba City contains approximately 6,371 acres of residentially zoned land, consisting primarily of low-density, single-family neighborhoods. In addition, residential uses are permitted as secondary uses in commercial zones. In 2014, 181.3 acres of land were annexed into the City limits, and in 2019, an additional 51.8 acres were annexed.

Assisted Housing Supply
An inventory of assisted rental and owner housing for low- and moderate-income households reported that Yuba City contained 530 units of assisted rental housing, as identified by the California Housing Partnership Corporation (see Table 5-1). These properties have received financial assistance from state or federal sources that require annual contract renewal. These units are either owned by the Housing Authority, owned by a nonprofit corporation and managed by the Housing Authority, or are privately owned. Richland Housing, included in Tale 5-1, is specifically restricted for current or retired agricultural workers (including cannery or processing plant workers).

Table 5-1: Yuba City Assisted Housing Supply
Project Name and Location Type Total
Units Assisted Units Expiration
Year
Park Terrace Apartments –
665 Queens Ave LIHTC* 80 79 2055
Live Oak Apartments –
645 Queens Ave HUD PBRA (LMSA)* 88 35 2032
Plumas Family Apartments -
1240 Plumas St LIHTC* 15 15 2067
Sutter Village –
1200 Gray Ave HUD PBRA* (Sec 8) 74 74 2039
New Haven Court -
448 Garden Highway LIHTC* 40 39 2073
Richland Housing -
288 Samuel Dr USDA* Sec 521, Sec 514 190 175 (Sec 521) 190 (Sec 514) 2044 Mahal Plaza -
1719 Franklin Rd USDA* Sec 521, Sec 514 98 95 (Sec 521) 98 (Sec 514) 2037 352-267 McKeehan Dr and 2
Miles Ave USDA*-Rural Development 10 10 2064
Total 595 540
Source: California Housing Partnership Corporation, February 2020 and October 2019. *LIHTC = Low Income Housing Tax Credits; HUD = United States Department of Housing and Urban Development; PBRA = Project-Based Rental Assistance; LMSA = Loan Management Set-Aside; USDA = United States Department of Agriculture

City of Yuba City –2021-2029 Housing Element Update 72
Progress Toward Meeting Housing Needs
An important component of the Housing Element is the identification of sites for future housing development and evaluation of the adequacy of these sites in fulfilling Yuba City’s share of regional housing needs as determined by the Sacramento Area Council of Governments (SACOG). On March 19, 2020, SACOG approved the Regional Housing Needs Plan. The City of Yuba City was assigned a portion of the regional housing need for a total of 3,308 new housing units.

In the 4th cycle Housing Element update, the City included Program H-E-14, stating that the City would accommodate the County’s remaining lower-income Regional Housing Needs Allocation (RHNA) by annexing the Lincoln East Specific Plan (LESP) area in the City’s sphere of influence. The City was required to zone enough acreage in the Specific Plan at a minimum density of 20 units per acre or greater, accommodating at least 16 units per site, and allowing residential uses only without discretionary review to accommodate 565 housing units for extremely low-, very low-, and low-income households. This annexation plan was continued into the 5th cycle, where the LESP was necessary to accommodate 529 lower-income units. However, this annexation did not occur. As a result, there is a carryover of 529 additional lower-income units that will need to be added to 6th cycle lower-income RHNA of 1,211 units, resulting in a combined lower-income RHNA of 1,720 units (Table 5-2). There is no carryover RHNA in the moderate and above-moderate categories.

As shown in Table 5-2, the City is able to accommodate the moderate and above-moderate 6th cycle RHNA with a surplus of 17 and 1,122 units, respectively. Also shown in Table 5-2, of the 1,720 lowerincome RHNA, 176 units (deed restricted lower-income units) are accommodated in an approved project.

Based on recent changes to state law and recent development trends, the City is anticipating the development of 20 lower-income ADUs over the planning period. For the lower income RHNA, the City’s vacant land inventory identifies capacity to accommodate 1,336 units, leaving a shortfall of 208 units. To accommodate the remaining 208 lower-income units, the City will redesignate approximately 10 acres to medium/high density residential land use to allow for a density of at least 20 units per acre (Table 5-8; Program H-C-7).

Two recently approved projects are included in Table 5-2. One is called River’s Edge; it is located at 650 Lincoln Road on an 8.14-acre parcel. The site is currently vacant. The zoning is R-3, and the land use designation is Medium/High Density Residential. River’s Edge is a proposed market-rate development that will include 172 luxury apartments in twelve two- and three-story buildings, a 1,500 square foot recreational facility and 350 parking spots. The other approved project (called Richland Village) in Table 5-2 is located at 170 Bernard Drive on a 4.9-acre parcel. The site is vacant as of June 2021. The zoning is R-3, and the land use designation is Medium/Low Density Residential. The proposed development is receiving a density bonus and will consist of 176 units affordable to lower-income households which will be managed by the Regional Housing Authority. Partial construction financing has been secured through the City’s Low-Moderate Income Housing Asset Fund (LMIHAF), a County impact fee waiver, the California Affordable Housing and Sustainable Communities (AHSC) program, and Low-Income Housing Tax Credits. The Housing Authority is also considering applying for HOME funds or the HUD Section 8 program.

Between 2013 and 2017, four accessory dwelling units (ADUs) were permitted, for an average of one per year. Based on this history, it is estimated that an average of five ADUs are likely to be constructed each year during the planning period for a total of 40 units. This estimate is based on an annual average multiplied by five to account for recent incentives and changes to planning law that are expected to increase the rate of ADU production. Sites in specific plan areas are also included in Table 5-2. More information on those specific plans is provided later in this chapter.

City of Yuba City –2021-2029 Housing Element Update 73
Table 5-2: Progress in Meeting Regional Housing Allocation Total Units Affordability level
Lower Mod Abv. Mod
RHNA 3,308 1,211 622 1,475
5th Cycle Carryover 529 529 0 0
RHNA Subtotal 3,837 1,740 622 1,475
Approved Projects 348 1761 0 1722
ADUs Anticipated 40 20 20 0
Remaining RHNA Subtotal 3,449 1,544 602 1,303
Underutilized Inventory 1,349 0 364 866
Vacant Inventory 1,281 1,023 83 175
Sites in Specific Plans3 1,815 97 172 957
Sites in Bogue Stewart Master Plan Phase 1,
Newkom Ranch4
216 216 0 427
Subtotal Sites Inventory 4,661 1,336 619 2,425
Surplus/Shortfall5 1,093 -208 17 1,122
Source: SACOG, 2020; City of Yuba City Development Services Department, 2021 1 Richland Village at 170 Bernard Drive, 176 units affordable to lower income households 2 River’s Edge at 650 Lincoln Road
3 All sites in City limits
4 All sites expected to be annexed July 2021
5 Addressed by Program H-C-7
Land Inventory
This section of the element addresses the requirements of California Government Code Sections 65583 and 65583.2, requiring a parcel-specific inventory of appropriately zoned, available, and suitable sites that can provide realistic opportunities for the provision of housing to all income segments within the community.

Representative Multifamily Projects
Table 5-3 provides details on several recent multifamily projects built and approved in Yuba City. The average density of the three projects in Table 5-3 and the two approved projects in Table 5-2 is 17.72 units per acre. Of those 5 projects, two are recent 100% affordable housing projects with an average density of 54.5 units per acre. These projects are the recently approved Richland Village at 170 Bernard Drive, which will consist of 176 units affordable to lower-income households and the recently constructed New Haven Court, which consists of 39 units of permanent supportive housing (and 1 manager’s unit).

Both are located in an R-3 zone with a Medium/Low Density Residential land use designation. This designation would typically limit density to 14 units per acre. However, these projects were able to achieve greater densities. The density of Richland Village at 170 Bernard Drive will be nearly 36 units per acre. The project is receiving a density bonus. New Haven Court was built with a density of 73 units per acre. 170 Bernard Drive, where Richland Village will be built is a vacant site as of June 2021. The site where New Haven Court sits was formerly underutilized office space.

City of Yuba City –2021-2029 Housing Element Update 74
Table 5-3 Recent Multifamily Housing Projects
Address Acres Total
Units
Affordable
Units Zone Land Use Status
New Haven Court 448
Garden Highway1 0.67 40 39 R-3 Medium/Low Completed April 2021.
352-267 McKeehan Dr 1.04 8 8 R-3 Medium/Low Constructed 2015 1570 Kenny Dr 1.47 4 0 R-3 Medium/High
Density Constructed 2016
Richland Village at 170
Bernard Drive 4.9 176 176 R-3
Medium/Low
Density
Residential
Construction
expected to start
in October 2022
Source: City of Yuba City Development Services Department, 2021 1 Redevelopment of nonvacant site, formerly offices. Permanent supportive housing provided by Sutter-Yuba Behavioral Health and Hands of Hope
A summary of the inventory by income level is provided in Table 5-4. As is shown in Table 5-4, the realistic density assumptions range from five units per acre in medium/low density residential areas to 25 units per acre in medium/high density residential areas. These estimates are based in part, on the densities of recently approved or constructed projects, but also based on the estimated density limitations of incorporating residential uses into mixed-use projects. New Haven Court and Richland Village have densities of 60 and 36 units per acre, however, these projects are located in the R-3 zone where a commercial component of the development is not required. More conservative realistic density assumptions are used for sites in the inventory that are located in areas with commercial land use designations. For sites with medium/high residential land use designation realistic capacity is assumed to be 70 percent of the maximum capacity permitted and for sites with a commercial land use designation, realistic capacity is assumed to be approximately 39 percent capacity of the maximum capacity on vacant sites and 30 percent of the maximum capacity on underutilized sites. This takes into account the current zoning which requires residential uses to be combined with bona fide commercial uses on sites with commercial zoning. Realistic capacity for sites with medium/low density residential land use designation is assumed to be 80 percent of the maximum permitted density, and 60 percent capacity on low density residential sites. The City has not approved requests to build projects at densities lower than allowed in a particular zone or land use designation.

Tables 5-5 and 5-6 include site-specific details for each site in the land inventory. The sites identified in these tables are illustrated on Figure 5-3. None of the properties included in the land inventory are constrained by environmental conditions, including steep slopes, very high fire hazard, flood or liquefaction risks. All sites have access to water and sewer service and dry utilities. The underutilized sites that could accommodate lower-income units are currently used for parking, which requires limited demolition to redevelop.

The City’s land inventory was developed with the use of a combination of resources, including the City’s geographic information system (GIS) database and the City’s Land Use Element and Zoning Code. The inventory includes an estimate of potential development capacity for these sites. There are approximately 321 acres of vacant and underutilized land that can support residential development at various planned densities within the city limits. The average development capacity density assumptions in Tables 5-5 and 5-6 for the R-1, R-2, R-3, C-1, C-2, C-3, C-O, and PD zones reflect a reasonable assumption of between 30 and 80 percent of the maximum capacity, depending on the land use designation. The maximum densities allowed on the site proposed to accommodate lower-income units (see Table 5-4) are 36 units per acre. On sites with Commercial land use designations, it is assumed that 30 to 39 percent of the capacity is realistic to develop, as the current zoning regulation permits residential use only in conjunction with a bona fide commercial use or on the upper floors of buildings containing commercial uses. In

City of Yuba City –2021-2029 Housing Element Update 75
single-story buildings, residential floor area may not exceed commercial floor area. However, as part of its General Plan and Zoning Code update, the City will be revising its mixed-use development standards to create more opportunities for fully residential development to be sited within a mixed-use project (see Program H-C-5).

As shown in Table 5-4, several sites that accommodate development for lower-income households are in areas with commercial or office land use designations. In Program H-C-5, the City commits to amending its General Plan and Zoning Code to encourage development of residential units within mixed-use projects on commercial and office sites. Sites that can accommodate development for moderate and above-moderate income households are located on Medium/Low-Density and Low-Density Residential land uses, respectively. Parcels with higher-density land use designations, including Medium/HighDensity Residential, Community Commercial, Regional Commercial, and Neighborhood Commercial, (shown in Table 5-4) can accommodate 1,023 units of multifamily housing for lower-income households.

Additionally, sites within Specific Plans can accommodate 313 lower-income units. While small sites are not being counted towards the lower-income RHNA, many additional higher-density vacant and underutilized sites are available (30 parcels, 7 acres), which presents significant additional opportunities for the development of housing appropriate for lower-income households. Program H-C-2 is proposed to encourage small lot consolidation. Based on allowed density and development standards, there are vacant sites, underutilized sites, and Specific Plan sites in the land inventory that can accommodate 792 moderate and 2,841 above-moderate income housing units.

Underutilized Sites
Underutilized sites in the inventory with land use designations with densities that would accommodate moderate and above-moderate income households are all currently under active agricultural uses but are also considered fully developable sites.

Underutilized sites that are identified as being zoned at densities to support the development of housing affordable to moderate and above-moderate income households are primarily sites in active agricultural use. Sites with cultivated crops have been the primary land use that has redeveloped with residential uses over the past 20 years. As is shown in Figures 5-1 and 5-2, many areas in the north, south and west sides of the city that were cultivated crops in 2001 have since become areas of either low, medium, or highintensity development. As such, the current agricultural use on these sites in not expected to be a barrier to development.

City of Yuba City –2021-2029 Housing Element Update 76
Figure 5-1: Land Cover, 2001

City of Yuba City –2021-2029 Housing Element Update 77
Figure 5-2: Land Cover, 2016

City of Yuba City –2021-2029 Housing Element Update 78
Mixed-Use Sites
Many of the sites identified to accommodate development affordable to low- and very low-income households currently have commercial or office land use designations. Of the 1,740 lower-income RHNA, 48.2 percent (839 units) are accommodated on mixed-use sites. The General Plan Land Use Element identifies Neighborhood Commercial and Community Commercial land use designations as having a potential development capacity of 12 to 36 dwelling units per acre. To be conservative, 14 dwelling units per acre were assumed as a realistic capacity, or approximately 39 percent of the maximum capacity on vacant sites and 30 percent of maximum capacity on underutilized sites. However, a recently approved mixed-use plan in the City of Yuba City is currently planned at a higher apartment density than this more conservative estimate. The Yuba Crossing Mixed-Use Plan, approved in 2017, includes singlefamily, live-work, and apartment units along with commercial space in an 8.7-acre mixed use plan. The live-work and apartment buildings are planned to have a density of approximately 21 dwelling units per acre. Mixed-use projects are increasingly popular in the region. Less than 40 miles away in the City of Loomis, the Taylor Road Mixed-Use project is in the planning phase (as of July 2021). This development will be on a site that is 8.86 acres, with residential uses on approximately 5.7 acres. The remainder will be commercial (2.28 acres) and open space. The project will include 35 residential units, including 7 units in single-story detached structures, 9 units in 2-story detached structures, 9 carriage units, and 10 two-story half-plexes. The allowable density is 10 units per acre. The actual residential density will be 6.1 units per acre, which equates to a realistic capacity of 61 percent of the maximum. In addition, Yuba County is planning for mixed-use development. The County’s mixed use zoning districts allow for 100 percent affordable projects. Yuba County’s 2021-2029 Housing Element anticipates that 99.5 acres zoned Commercial Mixed Use will be developed at 16 dwelling units an acre, or 40 percent of maximum capacity, with 9 acres designated for above moderate-income housing, 32.8 for moderate-income housing, and 57.7 for lower-income housing. For 108.4 acres zoned Neighborhood Mixed Use, Yuba County anticipates a density of eight dwelling units per acre, or 40 percent of the maximum allowable density.

Again, the majority of candidate sites are intended for lower-income housing, with 84.8 acres assumed for lower-income housing, 2.7 for moderate income housing, and 20.9 acres for above-moderate income housing. There is about a half-acre zoned Downtown Commercial that Yuba County anticipates will be developed at 16 dwelling units an acre, or 40 percent of maximum allowable density. These units are intended for moderate-income housing. According to Yuba County staff, developers have expressed interest in developing entirely residential projects on vacant sites zoned for mixed use in Yuba County.

While the Regional Commercial and Office & Office Park designations do not have a specified density range within the General Plan Land Use Element, it is assumed that sites with these designations would have a similar residential development capacity to sites designated Neighborhood Commercial and Community Commercial. Residences are permitted in the C Districts in conjunction with a bona fide business or on upper floors of the same building. If the building is single story, then the square footage of the residence shall not exceed the square footage of the building designated as part of the business. (Municipal Code Section 8-5.1102. – Uses). There is no maximum lot coverage in the commercial zones.

Setbacks are minimal; ten feet in front and street side and none for interior sides and the rear. In the C-1 zone, height is restricted to two stories or 30 feet. In the C-2, C-3 and C-O zones, height is restricted to four stories or 52 feet. A realistic capacity assumption of 14 units per acre is physically feasible with these limitations.

City of Yuba City –2021-2029 Housing Element Update 79
In Program H-C-5, the City commits to:
 Removing the Use Permit for multifamily development in the C-1 and C-O zones;  Allowing an expanded range of residential types in sites designated as Office and Office Park;  Updating the General Plan and zoning code to provide greater flexibility in developing residential uses in one or more commercial zones, including allowing a building with all residential uses to occupy a portion of sites and by allowing sites to be developed with projects that are 100 percent residential uses. and;
 Incentivizing residential development on mixed-use sites.

Table 5-4: Vacant and Non-Vacant Land Inventory Summary Land Use/Zoning Description Number
of Sites Acres
Maximum
Density
(Units per
Acre)
Realistic
Density
(Units
per Acre)
Realistic
Units
Underutilized
Medium/Low Density Residential - PD 1 33.07 14 8 364
Low Density Residential - R-1 8 173.01 8 5 866
Vacant
Medium/High Density Residential - R-3 3 11.22 36 25 281 Community Commercial - PD 1 1.2 36 14 17
Community Commercial - C-1 1 0.87 36 14 12
Community Commercial - C-2 1 0.69 36 14 10
Community Commercial - C-3 4 10.11 36 14 142
Regional Commercial - C-2 2 1.61 36 14 23
Regional Commercial - C-3 8 22.91 36 14 322
Neighborhood Commercial - C-1 3 3.19 36 14 44
Office & Office Park - C-O 10 12.29 36 14 172
Medium/Low Density Residential - R-2 3 7.57 14 8 83
Low Density Residential - R-1 30 33.15 8 5 172
Low Density Residential - R-2 3 0.49 8 5 3
Specific Plans (Vacant and Underutilized)
Regional Commercial - C-3 1 5.38 36 14 75
Neighborhood Commercial - C-1 1 1.59 36 14 22
Low Density Residential - R-3 1 21.78 36 14 109
Medium/Low Density Residential - R-3 1 16.26 14 8 179
Medium/Low Density Residential - R-2 1 15.06 14 8 166
Low Density Residential - R-1 15 348.03 8 5 1,264

City of Yuba City –2021-2029 Housing Element Update 80
Table 5-5: Vacant Land Inventory (See Figure 5-3 for additional site data).

Site
# APN Acreage Zoning Land Use Designation Maximum Density Realistic
Units
per
Acre*
Realistic
Units Income Level In 5th Cycle? Hazards
Water,
sewer and
dry utilities
available?
Vacant Very Low/Low Income 10 51-540-039 0.76 R-3 Medium/High Density Residential 36 25 19 Very Low/Low Yes** None Yes 11 51-062-010 3.15 R-3 Medium/High Density Residential 36 25 79 Very Low/Low Yes** None Yes 12 51-040-011 7.31 R-3 Medium/High Density Residential 36 25 183 Very Low/Low Yes** None Yes 13 59-010-122 1.20 PD Community Commercial 36 14 17 Very Low/Low No None Yes 14 53-151-013 0.87 C-11 Community Commercial 36 14 12 Very Low/Low No None Yes 15 58-130-034 0.69 C-2 Community Commercial 36 14 10 Very Low/Low No None Yes 16 52-171-018 0.60 C-3 Community Commercial 36 14 8 Very Low/Low No None Yes 17 58-120-014 1.33 C-3 Community Commercial 36 14 19 Very Low/Low No None Yes 18 58-070-057 1.97 C-3 Community Commercial 36 14 28 Very Low/Low No None Yes 19 58-070-058 6.21 C-3 Community Commercial 36 14 87 Very Low/Low No None Yes 20 59-134-001 0.5 C-2 Regional Commercial 36 14 7 Very Low/Low No None Yes 21 59-120-031 1.1 C-2 Regional Commercial 36 14 16 Very Low/Low No None Yes 22 58-043-010 1.2 C-3 Regional Commercial 36 14 17 Very Low/Low No None Yes 23 58-060-034 0.61 C-3 Regional Commercial 36 14 9 Very Low/Low No None Yes 24 58-060-028 1.07 C-3 Regional Commercial 36 14 15 Very Low/Low No None Yes 25 58-043-002 1.25 C-3 Regional Commercial 36 14 18 Very Low/Low No None Yes 26 58-041-011 2.00 C-3 Regional Commercial 36 14 28 Very Low/Low No None Yes 27 58-060-027 2.64 C-3 Regional Commercial 36 14 37 Very Low/Low No None Yes 28 63-010-139 4.00 C-3 Regional Commercial 36 14 56 Very Low/Low No None Yes 29 51-040-002 10.11 C-3 Regional Commercial 36 14 142 Very Low/Low No None Yes 30 53-461-001 0.53 C-1 1 Neighborhood Commercial 36 14 7 Very Low/Low No None Yes 31 52-112-009 0.58 C-1 1 Neighborhood Commercial 36 14 8 Very Low/Low No None Yes 32 62-320-062 2.08 C-1 1 Neighborhood Commercial 36 14 29 Very Low/Low No None Yes 33 59-120-032 0.62 C-O 1 Office & Office Park 36 14 9 Very Low/Low No None Yes 34 59-010-101 0.91 C-O 1 Office & Office Park 36 14 13 Very Low/Low No None Yes

City of Yuba City –2021-2029 Housing Element Update 81
Site
# APN Acreage Zoning Land Use Designation Maximum Density Realistic
Units
per
Acre*
Realistic
Units Income Level In 5th Cycle? Hazards
Water,
sewer and
dry utilities
available?
35 63-010-134 1.15 C-O 1 Office & Office Park 36 14 16 Very Low/Low No None Yes 36 51-550-029 1.17 C-O 1 Office & Office Park 36 14 16 Very Low/Low No None Yes 37 63-010-093 1.20 C-O 1 Office & Office Park 36 14 17 Very Low/Low No None Yes 38 51-550-043 0.95 C-O 1 Office & Office Park 36 14 13 Very Low/Low No None Yes 39 63-010-095 1.29 C-O 1 Office & Office Park 36 14 18 Very Low/Low No None Yes 40 63-010-094 1.53 C-O 1 Office & Office Park 36 14 21 Very Low/Low No None Yes 41 63-010-135 1.57 C-O 1 Office & Office Park 36 14 22 Very Low/Low No None Yes 42 54-010-037 1.90 C-O 1 Office & Office Park 36 14 27 Very Low/Low No None Yes Very Low/Low Income Subtotal 64.09 1,023 Vacant Moderate Income 43 58-120-001 7.38 R-2 Medium/Low Density Residential 14 11 81 Moderate Yes None Yes 44 54-220-111 0.09 R-2 Medium/Low Density Residential 14 11 1 Moderate Yes None Yes 45 54-220-112 0.10 R-2 Medium/Low Density Residential 14 11 1 Moderate Yes None Yes Moderate Income Subtotal 7.57 83 Vacant Above-Moderate Income 46 53-442-006 0.15 R-1 Low Density Residential 8 5 1 Above-Moderate No None Yes 47 52-283-012 0.16 R-2 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 48 52-283-013 0.16 R-2 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 49 57-011-025 0.17 R-1 Low Density Residential 8 5 1 Above-Moderate No None Yes 50 57-161-030 0.17 R-1 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 51 57-161-008 0.17 R-1 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 52 52-181-006 0.17 R-2 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 53 51-462-012 0.18 R-1 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 54 57-033-003 0.19 R-1 Low Density Residential 8 5 1 Above-Moderate No None Yes 55 54-020-035 0.20 R-1 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 56 54-160-011 0.23 R-1 Low Density Residential 8 5 1 Above-Moderate Yes None Yes

City of Yuba City –2021-2029 Housing Element Update 82
Site
# APN Acreage Zoning Land Use Designation Maximum Density Realistic
Units
per
Acre*
Realistic
Units Income Level In 5th Cycle? Hazards
Water,
sewer and
dry utilities
available?
57 62-230-030 0.22 R-1 Low Density Residential 8 5 1 Above-Moderate Yes None Yes 58 62-270-010 0.22 R-1 Low Density Residential 8 5 1 Above-Moderate No None Yes 59 62-051-012 0.29 R-1 Low Density Residential 8 5 1 Above-Moderate No None Yes 60 57-022-011 0.30 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 61 51-461-024 0.30 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 62 59-171-008 0.31 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 63 58-180-066 0.32 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 64 62-220-035 0.32 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 65 59-310-020 0.32 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 66 53-251-014 0.34 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 67 53-251-016 0.40 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 68 53-251-017 0.41 R-1 Low Density Residential 8 5 2 Above-Moderate Yes None Yes 69 62-380-025 0.71 R-1 Low Density Residential 8 5 4 Above-Moderate No None Yes 70 62-081-003 0.91 R-1 Low Density Residential 8 5 5 Above-Moderate No None Yes 71 62-020-064 2.73 R-1 Low Density Residential 8 5 14 Above-Moderate No None Yes 72 53-461-013 0.59 R-1 Low Density Residential 8 5 3 Above-Moderate Yes None Yes 73 56-102-001 1.00 R-1 Low Density Residential 8 5 5 Above-Moderate Yes None Yes 74 62-082-017 1.93 R-1 Low Density Residential 8 5 10 Above-Moderate Yes None Yes 75 56-030-054 2.36 R-1 Low Density Residential 8 5 12 Above-Moderate Yes None Yes 76 59-530-027 4.11 R-1 Low Density Residential 8 5 21 Above-Moderate Yes None Yes 77 62-020-072 6.50 R-1 Low Density Residential 8 5 33 Above-Moderate Yes None Yes 78 62-020-067 7.10 R-1 Low Density Residential 8 5 36 Above-Moderate Yes None Yes Above-Moderate Income Subtotal 33.64 175 Vacant Sites Total 105.30 1281 Note:*Assumes 70% capacity on higher-density sites with residential land use designation, 80% capacity on medium-density sites with residential land use designation, 60% capacity on lower-density sites with residential designation, and 39% capacity on sites with commercial land use designation. **Site was identified for lower-income categories in both the 4th and 5th cycle Housing Element updates. Program H-C-6 is included to comply with Assembly Bill 1387. 1 Single-family and multifamily residential uses in Commercial zones are permitted in conjunction with a commercial use with a zoning clearance (ministerial review) in zones C-2 and C-3, and with a use permit in C-1 and C-O. Program H-C-5 is included to commit the City to removing the use permit for multifamily development in the C-1 and C-O zones.

City of Yuba City –2021-2029 Housing Element Update 83
Table 5-6: Underutilized Land Inventory (See Figure 5-3 for additional site data).

Site
# APN Acreage Zoning Land Use Designation Maximum Density Realistic Units per Acre* Reali stic Units Income Level In 5th Cycle? Hazards Water, sewer and dry utilities available? Notes Underutilized Moderate Income
1 56-030-065 33.07 PD
Medium/
Low Density
Residential
14 11 364 Moderate Yes None Yes Active Ag Use
Moderate Income Subtotal 33.07 364 Underutilized Above-Moderate Income 2 62-020-081 5.00 R-1 Low Density Residential 8 5 25 Above- Moderate No None Yes Active Ag Use 3 58-010-014 7.99 R-1 Low Density Residential 8 5 40 Above- Moderate No None Yes Active Ag Use. 4 62-020-080 22.74 R-1 Low Density Residential 8 5 114 Above- Moderate No None Yes Active Ag Use 5 62-010-031 41.00 R-1 Low Density Residential 8 5 205 Above- Moderate No None Yes Active Ag Use; owner interested in developing 6 62-380-033 74.00 R-1 Low Density Residential 8 5 370 Above- Moderate No None Yes Active Ag Use 7 62-072-015 1.56 R-1 Low Density Residential 8 5 8 Above- Moderate Yes None Yes Active Ag Use 8 62-082-011 9.42 R-1 Low Density Residential 8 5 47 Above- Moderate Yes None Yes Active Ag Use 9 62-020-079 11.30 R-1 Low Density Residential 8 5 57 Above- Moderate Yes None Yes Active Ag Use Above-Moderate Income Subtotal 173.01 866 Underutilized Total 206.08 1,230 Note:*Assumes 80% capacity on medium-density sites with residential land use designation, 60% capacity on lower-density sites with residential designation, and 30% capacity on sites with commercial land use designation.

City of Yuba City –2021-2029 Housing Element Update 84
Figure 5-3: Site Inventory

City of Yuba City –2021-2029 Housing Element Update 85

City of Yuba City –2021-2029 Housing Element Update 86

City of Yuba City –2021-2029 Housing Element Update 87

City of Yuba City –2021-2029 Housing Element Update 88
Specific Plan Areas
As shown in Table 5-7A, the City has several Specific Plan and Master Plan areas within city limits and the City’s sphere of influence. Only Specific Plans or Master Plans that are currently within the city’s boundaries and do not require annexation or are outside of the City’s boundary but have a pending annexation application that is expected to be approved imminently are counted in this Housing Element towards the City’s RHNA (Table 5-2). Because some sections of these plan areas have already been built out, Table 5-7A identifies the remaining capacity in these four Specific and Master Plan areas. The majority of the capacity within these Specific Plans have lower-density land use designations that are likely to support the development of above-moderate housing. Just under ten percent of the available land has higher-density land use designations that are expected to be able to accommodate development that is affordable to lower-income households. Realistic capacity for these sites is assumed to be 70 percent of the maximum density on higher-density sites with residential land use designation, 80 percent of the maximum density on medium-density sites with residential land use designation, 60 percent of the maximum density on lower-density sites with residential designation, and 39 percent of the maximum density on sites with commercial land use designation. These plans are described below, as well as current plans without sites in the RHNA inventory.

Table 5-7A: Specific and Master Plan Capacity within Sites Inventory Plan Name Planned Residential
Unit Capacity
Remaining Capacity within Inventory Sites
Total Lower Moderate AboveModerate
Harter Specific Plan1 345 278 97 0 181
El Margarita Master Plan1 1,510 588 0 172 416
Butte Vista Neighborhood
Plan1
Not listed within
Neighborhood Plan 360 0 0 360
Bogue Stewart Master Plan,
Phase I2 643 643 216 0 427
Total 2,498+ 2,458 313 172 1,384
1 Currently in City limits, as of Jun 2021
2 Annexation approved in July 2021
Central City Specific Plan
The Central City Specific Plan was approved by the City Council in April 1992 and was amended in November 1997. The plan area includes sites in downtown Yuba City, both north and south of Route 20 and east and west of Plumas Street. The plan includes both commercial and high-density residential development. The majority of the site has been built-out, but it is estimated that five percent (approximately 83 units) of the original planned residential capacity is available for residential development during the planning period. Although these are not counted towards the City’s RHNA, they represent additional development potential. Infrastructure is in place throughout the Central City Specific Plan area to support existing and future development. However, the area was developed many years ago and needs improvements, particularly, increased capacity for fire flows and replacement of deteriorated pipes. To address deficiencies, citywide, including in the Central City Specific Plan area, the City adopted the Water Treatment Plant and Distribution Master Plan in January 2019 and annually budgets funds to perform those improvements in the City’s Capital Improvement Project Budget.

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Harter Specific Plan
The Harter Specific Plan is a 180-acre development plan adopted in February 2003, which covers a former cannery site on the west side of the city. The plan includes a mix of residential uses as well as several business park and office sites, a 6-acre park, and a central commercial area along Harter Road. Of the 278 units that this Specific Plan can accommodate, 97 are expected to develop at densities affordable to lower-income households, and 181 are expected to develop at densities affordable for above moderateincome households. The Harter Specific Plan was amended in June 2021. The General Plan Amendment, Specific Plan Amendment, Rezone, Development Agreement Amendment, and associated Public Facilities Finance Plan and Reimbursement Agreement were approved by the City Council on June 1, 2021, and June 15, 2021. City staff anticipate that initial work may begin in two to five years.

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Table 5-7B: RHNA Sites in Specific and Master Plan Areas Site
#
APN Acrea
ge
Zonin
g
Land Use Designation Maximum Density Realistic Units per Acre* Realistic Units Income Level In 5th Cycle? Hazards Water, sewer and dry utilities available? Notes Butte Vista Neighborhood Plan 79 59-030-024 48.53 R-1 Low Density Residential 8 5 243 Above-Moderate No None Yes Active Ag Use (Underutilized) 80 59-030-011 7.83 R-1 Low Density Residential 8 5 39 Above-Moderate Yes None Yes Vacant 81 59-030-009 14.48 R-1 Low Density Residential 8 5 72 Above-Moderate No None Yes Vacant 82 59-030-018 1.21 R-1 Low Density Residential 8 5 6 Above-Moderate Yes None Yes Vacant Butte Vista Neighborhood Plan Subtotal

72.05 360
Harter Specific Plan 83 62-310-012 5.38 C-3 Regional Commercial 36 14 75 Very Low/Low No None Yes Vacant 84 62-310-009 1.59 C-1 Neighborhood Commercial 36 14 22 Very Low/Low No None Yes Vacant 85 62-310-011 14.49 R-1 Low Density Residential 8 5 72 Above-Moderate No None Yes Vacant 86 62-310-004 21.78 R-3 Low Density Residential 8 5 109 Above-Moderate No None Yes Vacant Harter Specific Plan Subtotal 43.24 278 El Margarita Master Plan 87 63-010-137 16.26 R-3 Medium/ Low Density Residential 14 5.5 89 Moderate No None Yes Active Ag Use (Underutilized) 88 63-040-022 15.06 R-2 Medium/ Low Density Residential 14 5.5 83 Moderate No None Yes Active Ag Use (Underutilized) 89 63-040-010 62.08 R-1 Low Density Residential 8 2.5 155 Above-Moderate Yes None Yes Active Ag Use (Underutilized) 90 63-040-011 9.92 R-1 Low Density Residential 8 2.5 25 Above-Moderate Yes None Yes Active Ag Use (Underutilized) 91 63-040-008 9.00 R-1 Low Density Residential 8 2.5 23 Above-Moderate Yes None Yes Active Ag Use (Underutilized) 92 63-010-104 9.64 R-1 Low Density Residential 8 2.5 24 Above-Moderate No None Yes Active Ag Use (Underutilized)

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Site
#
APN Acrea
ge
Zonin
g
Land Use Designation Maximum Density Realistic Units per Acre* Realistic Units Income Level In 5th Cycle? Hazards Water, sewer and dry utilities available? Notes 93 63-040-019 8.17 R-1 Low Density Residential 8 2.5 20 Above-Moderate Yes None Yes Vacant 94 63-040-016 13.69 R-1 Low Density Residential 8 2.5 34 Above-Moderate Yes None Yes Vacant 95 63-040-003 30.00 R-1 Low Density Residential 8 2.5 75 Above-Moderate Yes None Yes Vacant 96 63-040-004 5.04 R-1 Low Density Residential 8 2.5 12 Above-Moderate Yes None Yes Vacant 97 63-040-024 18.95 R-1 Low Density Residential 8 2.5 48 Above-Moderate No None Yes Vacant El Margarita Master Plan Subtotal 197.8 588
Specific/Master Plan Total 313.1 1,226
Note:*Assumes 70% capacity on higher-density sites with residential land use designation, 80% capacity on medium-density sites with residential land use designation, 60% capacity on lower-density sites with residential designation, and 39% capacity on sites with commercial land use designation. Realistic capacity in the El Margarita Master Plan area is reduced to align with the anticipated build out during the planning period; while the full buildout of the plan area has a horizon of 20 years.

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El Margarita Master Plan
An administrative draft of the El Margarita Master Plan was published in March 2017. Much of the plan area is designated for low-density residential, with some sections in the plan area, particularly concentrated in the northeast section of the plan area, designated for medium- and higher-density residential uses.

The Master Plan’s anticipated build out period is from 2018 to 2038. Of the 1,177 units that this Master Plan can accommodate over these 20 years, it is anticipated that half (588) will be developed during the 2021-2029 Housing Element planning period. Of these 588 units, 172 are expected to develop at densities affordable to moderate-income households, and 416 are expected to develop at densities affordable for above moderate-income households. These sites are available and adequately zoned. The expected timeline for development depends on receiving a proposal from a developer. A small portion of the plan area has not yet been annexed into the City, but annexation is not required to accommodate these units.

These units can all be accommodated on land currently within city limits.

Yuba Crossing Mixed-Use Plan
The New Faze Development of the Yuba Crossing Mixed-Use Plan was presented to the City’s Planning Commission in May 2017. At full build-out, the development is expected to include a mix of zero lot-line single-family homes, live-work units, and mid-rise buildings containing apartments located above commercial space. It is estimated that 80 percent of the original planned residential capacity is available for residential development during the planning period. Although this capacity is not counted towards the City’s RHNA, it represents additional development potential.

Butte Vista Neighborhood Plan
The Butte Vista Neighborhood Plan was approved by the City Council in 1999 and amended in 2002 to remove a planned middle school from the site. The plan area is located at the southwest corner of Pease Road and State Route 99. Sections of the plan surrounding Stabler Lane have already been constructed, but land between Stabler Lane and State Route 99 remains vacant. Within the planning period, 360 units of above-moderate housing can be accommodated in the Butte Vista Neighborhood Plan, based on the current zoning and land use designations of the parcels in the plan.

Additional Plan Areas Not Yet Annexed
Two additional plan areas have not yet been annexed into Yuba City, and may provide additional housing capacity in the future if the annexation process moves forward. A Local Agency Formation Corporation (LAFCO) application for annexation has been submitted for the Bogue Stewart Master Plan to be reviewed in July 2021, and so will be counted toward the RHNA for this cycle. The Lincoln East Specific Plan has not been annexed yet, so is not being included as part of the City’s sites inventory.

Bogue Stewart Master Plan
The Bogue Stewart Master Plan was adopted in 2019. The plan area is just outside the southeast edge of the city limit within the City’s sphere of influence and is divided into three phases. The majority of Phases 1 and 3 are residential, with some retail activity on the northern edge. Phase 2 is planned to have a large employment center and an elementary school. It is expected that the first phase, Newkom Ranch, could develop within the eight-year planning period. The annexation of the first phase of land into the City limits was approved in July 2021, including approved prezoning. Of the 166.5 acres of land being annexed for this phase, approximately 104 acres will be used for residential uses. As is shown in Table 5- 7C, it is expected that this residential area will accommodate 216 units at densities affordable to lowerincome households and 427 units of above-moderate income households.

City of Yuba City –2021-2029 Housing Element Update 93
Table 5-7C: Bogue Stewart Master Plan: Phase 1, Newkom Ranch Site # Current APN Current
Address Acres

98 23-040-064 0 Stewart Rd 20.7
23-040-004 0 Hwy 99 28.5
23-040-062 0 Hwy 99 27.7
23-040-001 0 Bogue Rd 27.4
23-380-007 0 Railroad
Ave 5
23-040-005 0 Hwy 99 57.2
Total 166.5
Residential Land Use Type Proposed
Zoning
Maximum
Density
Realistic
Capacity Acres
Total
Units Affordability
Medium/
High Density Residential R-3 36 24 9 216 Very Low/Low
Low-Density Residential R-1 8 4.5 95 427 AboveModerate Total 104 643
Note: Because parcel lines will be re-drawn as part of the Bogue Stewart Master Plan annexation and rezoning, a direct correlation between current APNs and future parcel numbers is not available. Rezone will also include commercial, office, and parks land.

Lincoln East Specific Plan
The City pursued the annexation of the LESP during the 4th Housing Element cycle planning period; however, the land has not yet been annexed into Yuba City. The City adopted the Specific Plan, Public Facilities Financing Plan, and Environmental Impact Report in 2009. Approximately 50 acres are zoned for high-density multifamily residential use at a density range of 12 to 36 units per acre and an assumed average density of 24 units per acre. The LESP includes a minimum 10-percent affordable housing goal and allows owner-occupied and multifamily rental residential uses by right, without discretionary approval. The City worked with the primary applicant/property owner in the area on the annexation application; however, the process was suspended when the downturn in the housing market and the associated difficulty in obtaining financing led the primary applicant to end their participation in the annexation process. Due to these circumstances beyond the City’s control, annexation did not occur, and development agreements were not put in place during the 4th or 5th Housing Element planning period. As of March 31, 2021, an annexation request in the LESP area is pending. Known as the Bains Annexation request, it includes five parcels and approximately 217 acres within the City’s sphere of influence. It is anticipated that development will include single-family homes and a neighborhood park. Multi-family housing is also a potential outcome.

Rezone
As shown in Table 5-2, the City is able to accommodate most of its lower-income RHNA with approved projects, anticipated ADUs and the vacant and utilized land inventory. To accommodate the remaining shortfall of 208 lower-income units, the City will redesignate/rezone approximately 10 acres to medium/high density residential land use and R-3 zone to allow for a density of at least 20 units per acre (Program H-C-7). These sites are described in Table 5-8 and shown on Figure 5-4. None of these sites are also in the vacant and utilized land inventory. However, in studying candidate sites to redesignate/rezone, the City may decide to redesignate/rezone one or more sites in the vacant and utilized land inventory to

City of Yuba City –2021-2029 Housing Element Update 94
increase the City’s capacity for high-density multifamily development, while remaining compliant with No Net Loss requirements.

Per State law, the City must redesignate/rezone land to Medium/High Density Residential - R-3 that allows a minimum density of 20 units per acre. At a minimum density of 20 units per acre, the City is obligated to redesignate/rezone at least 10.4 acres. The City’s Medium/High Density Residential designation and R-3 zone allow for a maximum density of 36 units per acre. Assuming a more conservative realistic density capacity of 25 units per acre, the redesignated/rezoned 10.4 acres could accommodate 260 units, which is more than the shortfall of 208). The rezoned sites must allow projects with at least 20 percent affordable housing by-right, and at least 50 percent of the lower-income RHNA shortfall must be accommodated on parcels designated exclusively for residential uses. The rezoned sites must be able to accommodate a minimum of 16 units per site. Program H-C-7 describes the City’s rezone program. The City will emphasize redesignating sites in high resource areas, as defined by the TCAC/HCD Opportunity Areas map and on sites that are 0.5 to 10 acres in size.

The City’s obligation is to rezone sites to accommodate the unmet need of 208 lower-income units.

However, the City is also obligated to maintain adequate sites throughout the RHNA projection period through a provision in State law called “no net loss.” If sites that are identified in the inventory as meeting the lower-income RHNA get built with market rate development, those sites are essentially lost from the lower-income sites inventory. State law mandates that the City identify a replacement site within 180 days. HCD recommends identifying additional capacity of 15-30 percent beyond the lower-income RHNA in order to create a buffer to deal with no-net-loss requirements. In studying the housing opportunity sites to rezone, the City may decide to rezone additional sites beyond those needed to meet the RHNA in order to provide a buffer of lower-income sites in the event that sites are lost from the lower-income sites inventory.

The City has identified 7 candidate rezone sites, totaling 24.76 acres. The candidate rezone sites are shown on Figure 5-4. The City will also consider rezoning sites included in the moderate and above moderate vacant and underutilized inventories. The candidate rezone sites will be studied further by the City to consider development feasibility, infrastructure capacity, and proximity to services. Specific sites will be rezoned prior to May 15, 2022 to ensure the City meets the RHNA and the Housing Element remains in compliance with State law. Through this process the City may identify additional sites, not identified in this element.

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Table 5-8: Candidate Sites for Rezoning
APN Acreage Current Zoning Proposed Zoning Current Land Use Designation Proposed Land Use Designation Proposed Maximum Density Proposed Realistic Density Realistic
Units
with
Proposed
Rezone
Current
Land
Use
59-530-034 3.98 R-2 R-3 Medium/Low Density Residential
Medium/
High Density
Residential
36 25 100 Vacant
17-114-034 7.88 R-2 R-3 Medium/Low Density Residential
Medium/
High Density
Residential
36 25 197 Vacant
17-114-033 0.76 C-2 R-3 Community Commercial
Medium/
High Density
Residential
36 25 19 Vacant
62-042-003 1.25 C-2 R-3 Community Commercial
Medium/
High Density
Residential
36 25 31 Vacant
62-020-076 3.44 C-O R-3 Office & Office Park
Medium/
High Density
Residential
36 25 86 Vacant
57-150-117 5.82 C-2 R-3 Community Commercial
Medium/
High Density
Residential
36 25 146 Vacant
56-320-048 1.63 C-1 R-3 Neighborhood Commercial
Medium/
High Density
Residential
36 25 41 Vacant
Total 24.76 620

City of Yuba City –2021-2029 Housing Element Update 96
Figure 5-4: Candidate Rezone Sites with Zoning Designation

City of Yuba City –2021-2029 Housing Element Update 97
6 Housing Constraints
This section describes the potential constraints applied by local, state, and federal governments, the private market, and the natural environment to the expansion of the city’s housing supply.

Governmental Constraints
Governmental constraints include the regulatory functions that are basic to the role of local government; however, there is much debate about whether these regulations discourage the availability of housing to people of all income levels. Several state and federal housing programs provide financial assistance to very low-, low-, and moderate-income households for monthly housing costs, rehabilitation, and down payment assistance. Development standards are available online through the City’s online code of ordinances. Design guidelines, including for each specific and master plan are also available on the City’s website.

Land Use Regulations
The land use categories of the City’s 2004 General Plan, and resultant residential zoning districts, provide for residential growth at various density levels:

Low-Density Residential. Single-family, duplex, mobile-home parks, and low-density cluster housing at two to eight dwelling units per gross acre; intended to provide a spacious, open neighborhood. An average density of 4.25 units per acre is used for build-out projections.

Low- to Medium-Density Residential. Residential development at 6 to 14 units per acre; provides for a mix of single-family housing on lots ranging in size from 2,500 to 6,000 square feet, with duplexes, single-family homes with second units over a garage, attached single-family homes, and mobile home parks. An average density of nine units per acre is used for build-out projections.

Medium- to High-Density Residential. Multifamily residential development at 12 to 36 units per acre; includes uses such as attached homes, two- to four-plexes, and apartment buildings. An average density of 24 units per acre is used for build-out projections.

Zoning requirements for setbacks, lot coverage, and parking are not perceived as a particular constraint to housing development in Yuba City. A summary of Yuba City’s residential development standards and zoning for all types of housing is shown in Tables 6-1 and 6-2. Requests for development at lower than the permitted density is not permitted without a General Plan Amendment, rezoning or approval of a variance and California Environmental Quality Act (CEQA) review, as appropriate for the situation.

However, these requests are uncommon. The City has not approved the development of single-family homes in higher density areas.

Specific and Master Plans
The City has several Specific and Master Plans where residential uses are allowed:
 Central City Specific Plan
 Harter Specific Plan
 El Margarita Master Plan
 Yuba Crossing Mixed-Use Plan

City of Yuba City –2021-2029 Housing Element Update 98
 Butte Vista Neighborhood Plan
 Bogue Stewart Master Plan
Plan areas span multiple, underlying zoning districts. Figure 5-3 shows their location and Tables 6-3 through 6-6 present their standards for residential development.

Central City Specific Plan (CCSP). Generally, the Specific Plan area has allowed development at a higher intensity than the rest of the city. Densities ranging from 12 to 45 units per acre are allowed in the CCSP area. In the storefront commercial subarea, densities of 30 units per acre are allowed. In the residential subarea, densities of up to 45 units per acre are allowed.

Harter Specific Plan. Residential densities ranging from 4 to 20 units per acre are allowed in the Harter Specific Plan area.

El Margarita Master Plan. Residential densities between 4.25 and 20 dwelling units per acre are currently allowed in the El Margarita Master Plan area, consistent with the underlying General Plan land uses. The plan does not propose increased densities as compared to the underlying land use designation.

Yuba Crossing Mixed-Use Plan. Residential densities within the Yuba Crossing Mixed-Use Plan are consistent with the General Plan, though as part of the project, approximately 5.9 acres of Community Commercial-designated land were changed to Low-Density Residential designation to permit singlefamily home development.

Butte Vista Neighborhood Plan. Development standards within the Butte Vista Neighborhood Plan are the same as those within the zoning code.

Bogue Stewart Master Plan. Residential densities within the Bogue Stewart Master Plan currently allow

2.0 – 8.0 dwelling units/gross acre for low-density residential, 6.0 – 14.0 dwelling units/gross acre for medium-density residential, and 12.0 – 36.0 dwelling units/gross acre for high-density residential.

PD Planned Development District
Article 27 of the City’s zoning code establishes the Planned Development District (PD). Its purpose is to provide opportunities for creative and more efficient approaches to the use of land through lot design, use of open space, mixture of land usage and/or densities, adjustment of setbacks, or other means to create a better environment. The PD zone allows any use or combination of uses (including those listed in Table 6-1), which are arranged and designed in such a manner as to result in a development that is internally compatible, compatible with neighboring uses, and consistent with the General Plan. Similarly, in a PD, development standards, such as those described in Table 6-2, are tailored to the overall design of the project and must be internally compatible, compatible with neighboring uses, and consistent with the General Plan.

Zoning and Development Standards
Yuba City has 10 zones where residential uses are allowed:

R-1 Single-Family. The purpose of the R-1 zone is to provide areas for the low-density residential neighborhoods that have adequate services and amenities that will support a desirable and stable living environment. The R-1 District is consistent with the Low-Density Residential General Plan designation.

City of Yuba City –2021-2029 Housing Element Update 99
R-2 Two-Family. The purpose of the R-2 zone is to provide housing in a similar atmosphere as in the R1 District but that also provides for the lowest density of attached residences. This district is consistent with the Low-Density Residential and Medium-Density Residential General Plan designations.

R-3 Multifamily. The purpose of the R-3 zone is to provide for the highest-density residential uses in appropriate locations, with a level of standards conducive to establishment of a suitable living environment to those living in multiple-family residences. The R-3 district is consistent with the MediumDensity Residential and High-Density Residential General Plan designations.

C-1 Neighborhood Convenience Commercial, C-2 Community Commercial, C-3 General Commercial, and C-M Heavy Commercial. Within Commercial zones, residences are permitted in conjunction with a bona fide business or on upper floors of the same building. If the building is single story, then the square footage of the residence shall not exceed the square footage of the building designated as part of the business. The C-1 District is consistent with the Neighborhood Commercial General Plan designation, and the C-2, C-3, and C-M Districts are consistent with the Community Commercial and Regional Commercial General Plan designations.

M-1 Light Industrial and M-2 Industrial. Within the Industrial zones, most residential uses are not permitted. However, emergency shelters are permitted in the M-2 zone and caretaker quarters are permitted in both industrial zones. These zoning designations are consistent with the Light Industrial and Industrial General Plan designations.

C-O Office Commercial. Within the Office Commercial Zone, single-family and multifamily housing is permitted with a use permit, as are rotating cold-weather church shelters. The C-O district is consistent with the Community Commercial, Regional Commercial, and Office and Office Park General Plan Designations.

Table 6-1: Zoning for Residential Uses
Residential Zones
Residential Use R-1
Single-Family
R-2
Two-Family
R-3
Multifamily
Single-Family Dwelling P P P
Room and Boarding House -- -- U
Two-Family -- P P
Multifamily Dwelling -- -- P
Townhouses -- -- P
Second Family Residence
(Accessory Dwelling Unit)4 P P --
Factory Built4 ZC P P
Mobile Homes1, 4 ZC P P
Mobile Home Parks U U U
Residential Care Facility, Small P P P
Residential Care Facility, Large4 U U P
Senior Congregate Care Facility -- -- P
Family Day Care Homes, Small P P P
Family Day Care Homes, Large P P P
Employee Housing4 -- -- --
Group Residences -- -- P

City of Yuba City –2021-2029 Housing Element Update 100 Residential Zones
Residential Use R-1
Single-Family
R-2
Two-Family
R-3
Multifamily
Single-Room Occupancy Housing (SRO) -- -- --
Caretaker/Watchman -- -- --
Transitional Housing4 -- -- U
Supportive Housing4 -- -- --
Rotating Church Cold-weather Shelter ZC ZC ZC
Low-Barrier Navigation Center4 -- -- --
Emergency Shelters -- -- U
Commercial and Industrial Zones
C-1 C-2 C-3 C-M M-1 M-2 C-O
Single-Family Dwelling U2 ZC2 ZC2 -- -- -- U2
Room and Boarding House -- -- -- -- -- -- --
Two Family -- -- -- -- -- -- --
Multifamily Dwelling U2,5 ZC2 ZC2 -- -- -- U2,5
Second Family Residence
(Accessory Dwelling Unit)4 -- -- -- -- -- -- --
Factory Built4 -- -- -- -- -- -- --
Mobile Homes1, 4 -- -- -- -- -- -- --
Mobile Home Parks -- -- -- -- -- -- --
Residential Care Facility, Small -- -- -- -- -- -- --
Residential Care Facility, Large -- -- -- -- -- -- --
Senior Congregate Care Facility -- -- -- -- -- -- --
Family Day Care Homes, Small -- -- -- -- -- -- --
Family Day Care Homes, Large -- -- -- -- -- -- --
Employee Housing -- -- -- -- -- -- --
Single-Room Occupancy Housing (SRO) -- -- -- -- -- -- -- Caretaker/Watchman P3 P3 P3 P3 P3 P3 --
Rotating Church Cold-weather Shelter U ZC U -- -- -- U
Transitional Housing4 -- -- -- -- -- -- --
Supportive Housing4 -- -- -- -- -- -- --
Low-Barrier Navigation Center4 -- -- -- -- -- -- --
Emergency Shelters -- -- -- -- -- P --
P=Permitted Use U=Use Permit Required -- Use Not Permitted ZC=Zoning Clearance C-1= Neighborhood Commercial C-2=Community Commercial C-3=General Commercial C-M=Heavy Commercial/Industrial M-1=Light Industrial M-2=Industrial C-O=Office Commercial Notes:
1 Mobile homes on a permanent foundation may be placed upon any lot as a one-family residence within any residential district that allows one- or two-family residences as a permitted use, provided the mobile home meets the required standards. 2 Residences are permitted in the C Districts in conjunction with a bona fide business or on upper floors of the same building. If the building is single story, then the square footage of the residence shall not exceed the square footage of the building designated as part of the business. (Municipal Code Section 8-5.1102. – Uses). 3 Provided it is part of a bona fide commercial use and not a separate rental unit. 4 Program H-D-3 is included to bring uses into compliance with state laws. 5 Program H-C-5 is included to commit the City to removing the Use Permit for multifamily development in the C-1 and C-O zones.

Source: City of Yuba City Development Services Department, Zoning Regulations, 2021.

City of Yuba City –2021-2029 Housing Element Update 101 Table 6-2: Property Development Regulations
R-1 R-2 R-3 C-1 C-2 C-3 C-O
Minimum Lot Size (square feet [sf])
5,000 interior lot 6,000 corner lot
Two-family: 6,000 interior lot 7,000 corner lot One-family: 3,500 interior lot 4,500 corner lot Two-family: 10,000 5,000 5,000 5,000 6,000
Density3 LDR: 2-8 units per acre
LDR: 2-8 units per acre L/MDR: 6-14 units per acre
L/MDR: 6-14 units per acre. M/HDR: 12-36 units per acre. MDR: 1 unit/1,500 sf lot area HDR: 1 unit/1,000 sf lot area -- -- -- --
Minimum Lot Width (ft)
50 (40 on cul-de-sacs if back of front yard measures 50) 60 (50 on cul-de-sacs if back of front yard measures 60) 100 (80 on cul-de-sacs if back of front yard measures 100) -- -- -- --
Maximum Lot Coverage
40% for two-story residences 45% for singlestory residences Two-family: 40% for two-story residences One-family: 45% for single-story residences 60% structures -- -- -- --
Minimum Yards (ft): Front 15 15 15 10 10 10 10 Side 5 interior side 10 street side 5 interior side 10 street side 5 interior side 15 street side Street Side
– 10
Interior
Side –
None1
Street Side
– 10
Interior
Side –
None1
Street Side
– 10
Interior
Side –
None1
Street Side
– 10
Interior
Side –
None1

City of Yuba City –2021-2029 Housing Element Update 102 R-1 R-2 R-3 C-1 C-2 C-3 C-O
Rear
25 feet or 20% of total lot depth (whichever is less)
25 feet or 20% of total lot depth (whichever is less)
10 None2 None2 None2 None2
Maximum Height (ft)
2 stories, not to exceed 35 feet
3 stories, not to exceed 35 feet
4 stories, not to exceed 48 feet, depending on adjacent zoning. 20 for accessory buildings 2 stories,
not to
exceed 30
feet
4 stories,
not to
exceed 52
feet
4 stories,
not to
exceed 52
feet
4 stories,
not to
exceed 52
feet
Notes: 1 Except when abutting a residential district, then 15 feet. 2 Except when abutting a residential district or for a through lot where neighboring uses have front yards, then 15 feet. 3 Density designations are based on minimum and maximum density as identified corresponding land use categories in the General Plan Land Use Element.

Source: City of Yuba City Development Services Department, Zoning Regulations, 2021.

City of Yuba City –2021-2029 Housing Element Update 103 Parking Requirements:
 In all zones:
 One-Family: Two spaces per unit
 Second-Family Residence: One space for one bedroom or for second family residences with at least one resident over 62 years of age, two spaces for two bedrooms  Two-Family: Two spaces per unit
 Mobile Home Park: Two spaces for each unit. Parking may be in tandem. One additional space for each five units for guest parking.
 Multifamily: One space per studio or 1-bedroom unit, 1.5 spaces per 2-bedroom unit, 2 spaces per 3-or-more-bedroom unit. One guest space for each 10 units.  Senior Citizen Housing Project: 0.6 of a space per dwelling unit for projects restricted to tenants who are either 62 years of age or older or are handicapped. Senior citizen congregate care facility parking requirements may be adjusted on an individual project basis, subject to a parking study.
 Rooming House, Boarding House, Bed and Breakfast: Two spaces, plus one space for each room for rent.
 In commercial zones:
 Requirements listed above.
 On-street parking adjacent to commercial and industrial properties may be counted toward the amount of required on-site parking.

City of Yuba City –2021-2029 Housing Element Update 104 Table 6-3: Property Development Regulations: Central City Specific Plan Storefront Commercial Residential Areas
Minimum Lot Size -- 0.5 acres
Density (units per acre) 30 Single Family: 12 to 45
Multi-Family: 20 to 45
Minimum Lot Width (ft) -- --
Maximum Lot Coverage -- --
Minimum Yards (ft):

Front - Maximum 01 204
Front - Minimum -- 12
Side 02 55
Rear 25 5
Minimum Height (ft) 20 --
Maximum Height (ft) 3 stories and 42 feet3 3 stories and 36 feet6 Parking 2 spaces per unit,
1 space for studio unit
2 spaces per 2-bedroom unit or more,
1 space for 1 bedroom or studio units
Notes:
1 Mid-block buildings between existing adjacent structures shall be no closer to the street than the adjacent building closest to the street, and no farther than the adjacent building farthest back from the street. Corner buildings shall be built to both right-of-way lines in order to frame the intersection with several exceptions detailed in the Central City Specific Plan Chapter VIII. Standards & Guidelines-Storefront Commercial Areas, p. 90.
2 New buildings may be built to both side property lines and must be built to at least one side property line. Should a side of the building be set back from a property line, at least four feet shall be provided for an access passage. Minimum 25 when adjacent to residential.
3 To encourage roof profile variation, sloping roofs may exceed the height limit by one floor or 10 feet, for a maximum overall building height of 52 feet (for four stories). 4
Between adjacent buildings setback shall be no closer to the street than the adjacent building closer to the street, and no farther than the adjacent building farthest from the street. Open porches may extend a maximum of three feet into the setback. 5 Exceptions are detailed in the Central City Specific Plan Chapter VIII. Standards & Guidelines-Residential Areas, p. 123. 6 Exceptions to maximum height are detailed in the Central City Specific Plan Chapter VIII. Standards & Guidelines-Residential Areas, p. 119.

Source: City of Yuba City Development Services Department, Central City Specific Plan and Revitalization Strategy, 1992 Table 6-4: Property Development Regulations: Harter Specific Plan Residential Areas
Minimum Lot Size 4,500 square feet, 5,000 corner lots
Permitted Density (units per acre) 2-36
Minimum Lot Width (ft) 45 feet
Maximum Lot Coverage --
Minimum Setbacks (ft):

Front 12.5 feet
Side --
Rear --
Minimum Height (ft) --
Maximum Height (ft) --
Parking --
Source: City of Yuba City Development Services Department, Harter Specific Plan, 2002

City of Yuba City –2021-2029 Housing Element Update 105 Table 6-5: Property Development Regulations: El Margarita Master Plan Residential Areas
Minimum Lot Size --
Permitted Density (units per acre) 2-36
Minimum Lot Width (ft) 75 feet
Maximum Lot Coverage --
Minimum Setbacks (ft):

Front 25 feet
Side --
Rear --
Minimum Height (ft) --
Maximum Height (ft) --
Parking --
Source: City of Yuba City Development Services Department, El Margarita Master Plan, 2018 Table 6-6: Property Development Regulations: El Yuba Crossing Mixed Use Plan Residential Areas
Minimum Lot Size 2,300 – 3,400 sf
Density (units per acre) 2-8 (single-family)
12-36 (live-work, apartments)
Minimum Lot Width (ft) --
Maximum Lot Coverage --
Minimum Setbacks (ft):

Front 14 – 18 feet
Side --
Rear 5 – 15 feet
Minimum Height (ft) 24.5 feet (2-story)
36 feet (3-story)
Maximum Height (ft) 27 feet (2-story)

41.25 feet (3-story)
Parking
2 spaces per unit, tandem (single-family)
2 spaces (live-work)
1 per unit + 1/10 guest (multi-family)
Source: City of Yuba City Development Services Department, Yuba Crossing Mixed Use Plan, 2017 Development standards for the Butte Vista Neighborhood plan are per the zoning code.

City of Yuba City –2021-2029 Housing Element Update 106 Table 6-6A: Property Development Regulations: Bogue Stewart Master Plan Residential Areas
Minimum Lot
Size
4,000 sf (low-density residential)
2,000 sf (medium-density residential)
N/A (high-density residential)
Density (units
per gross acre)
2-8 (low-density residential)
6-14 (medium-density residential)
12-36 (high density residential)
Minimum Lot
Width (ft)
Interior Lot: 40 ft min (low-density residential, lots <4,999 sf) Corner Lot: 44 ft mi (low-density residential, lots <4,999 sf) Interior Lot: 50 ft min (low-density residential, lots >5,000 sf) Corner Lot: 55 ft min (low-density residential, lots >5,000 sf) Interior Lot: 40 ft min (medium-density residential, lots <2,999 sf) Corner Lot: 44 ft mi (medium-density residential, lots <2,999 sf) Interior Lot: 50 ft min (medium-density residential, lots >3,000 sf) Corner Lot: 55 ft min (medium-density residential, lots >3,000 sf) N/A (high-density residential)
Maximum Lot
Coverage
40% for two-story (low-density residential, lots <4,999 sf) 60% for one-story (low-density residential, lots <4,999 sf) 40% for two-story (low-density residential, lots >5,000 sf) 45% for one-story (low-density residential, lots >5,000 sf) N/A (medium-density residential)
N/A (high-density residential)
Minimum Setbacks1,2,3 (ft):

Front
Main Building: 15 ft (low-density residential, lots <4,999 sf) Porch/courtyard4
: 10 ft (low-density residential, lots <4,999 sf)
Attached Garage: 20 ft (low-density residential, lots <4,999 sf) Detached Garage: 25 ft (low-density residential, lots <4,999 sf) Main Building: 20 ft (low-density residential, lots >5,000 sf) Porch/courtyard4
: 12 ft (low-density residential, lots >5,000 sf)
Attached Garage: 20 ft (low-density residential, lots >5,000 sf) Detached Garage: 25 ft (low-density residential, lots >5,000 sf) Main Building: 12 ft (medium-density residential, lots <2,999 sf) Porch/courtyard4
: 10 ft (medium-density residential, lots <2,999 sf)
Attached Garage: 20 ft (medium-density residential, lots <2,999 sf) Detached Garage: 20 ft (medium-density residential, lots <2,999 sf) Main Building: 15 ft (medium-density residential, lots >3,000 sf) Porch/courtyard4
: 10 ft (medium-density residential, lots >3,000 sf)
Attached Garage: 20 ft (medium-density residential, lots >3,000 sf) Detached Garage: 25 ft (medium-density residential, lots >3,000 sf) Main Building: 10 ft (high-density residential, townhome) Porch/courtyard4
: 5 ft (high-density residential, townhome)
Garage: 20 ft, if fronting on a public road (high-density residential, townhome) Main Building: 15 ft (high-density residential, multifamily complex) Porch/courtyard4
: N/A (high-density residential, multifamily complex)
Garage: N/A (high-density residential, multifamily complex)

City of Yuba City –2021-2029 Housing Element Update 107 Side
Interior: 5 ft (low-density residential)
Street: 10 ft (low-density residential)
Interior: 0-3 ft (medium-density residential, lots <2,999 sf) Corner5: 10 ft (medium-density residential, lots <2,999 sf) Interior: 0-5 ft (medium-density residential, lots >3,000 sf) Corner5
: 10 ft (medium-density residential, lots >3,000 sf)
Interior: 0-3 ft (high density residential, townhome)
Corner: 10 ft (high-density residential, townhome)
Interior: 10ft between buildings per story (high-density residential, multifamily complex) Corner: 10 ft (high density residential, multifamily complex) Rear
Main Building: 10 ft (low-density residential, lots <4,999 sf) Main Building: 15 ft (low-density residential, lots >5,000 sf) Alley-loaded Garage: 4 ft (low-density residential)
Detached Garage: 10 ft (low-density residential)
Accessory building: refer to Yuba City Zoning Code
Main Building: 5 ft (medium-density residential, lots <2,999 sf) Main Building: 10 ft (medium-density residential, lots >3,000 sf) Alley-loaded Garage: 4 ft (medium-density residential)
Detached Garage: 5 ft (medium-density residential)
Accessory Building: 5 ft for single story (medium-density residential) Main Building: 10 ft (high-density residential)
Accessory Building: 4 ft (high-density residential)
Alley-loaded Garage: 4 ft (high-density residential)
Maximum
Height6
(ft)
35 feet, not to exceed 2 stories (low-density residential) 45 feet, not to exceed 3 stories (medium-density residential) 48 ft. max, not to exceed four stories (high-density residential) Parking
2 spaces per unit, garage may be tandem (low-density residential) Attached units: 2 spaces per unit, garage may be tandem (medium density residential) Detached units: Refer to Yuba City Zoning Code
Refer to the Yuba City Zoning Code
Notes:
1 Low-density Residential: *Front yard is defined as the primary street frontage. *Front and street side setbacks measured from back of walk *No interior side yard setbacks required for attached units. *All building setbacks measured from the finished outside building edge (not the studs). *Setbacks along Stewart Road (areas adjacent to Urban Edge only) and South Walton Avenue differ from the above. Refer to the Edge Treatments guidelines of this section for details.
*Development standards for reverse corner lots, key lots, and other unique lot configurations will be addressed during the subdivision map review process
2 Medium-density Residential: *Front yard is defined as the primary street frontage *Front and street side setbacks measured from back of walk *No interior side yard setbacks required for attached units. *All building setbacks measured from the finished outside building edge (not the studs). 3 High-density Residential:*Front yard is defined as the primary street frontage. *Front and street side setbacks measured from back of walk *All multi-family units to be alley/rear loaded. *No interior side yard setbacks for attached units. *All building setbacks measured from the finished outside building edge (not the studs) 4 Porches/Courtyards shall be a minimum of 6 ft deep by 8 ft wide. The setback to the porch/courtyard only applies to 60% of all residential dwelling units.
5 20-ft minimum if corner side loading garage
6 Height exceptions permitted per the Yuba City Zoning Code Source: City of Yuba City Development Services Department, Bogue Stewart Master Plan, 2019

City of Yuba City –2021-2029 Housing Element Update 108 Urban Growth Boundary
The City is subject to one of several urban growth boundaries that limits the areas of development across Sutter County. However, this is not considered a constraint to development, as the growth boundary is essentially consistent with the Sphere of Influence (SOI) boundary defined by the Sutter County Local Agency Formation Commission (LAFCO). Area within the SOI has the potential to be annexed into Yuba City as needed.

The City does not have an inclusionary housing ordinance, a short-term rental ordinance, or a moratorium on development.

Zoning for a Variety of Housing Types
State Housing Element law specifies that jurisdictions must identify adequate sites through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. This includes single-family housing, multiple-family housing, manufactured housing, mobile homes, emergency shelters, and transitional and supportive housing, among others.

Accessory Dwelling Unit
An accessory dwelling unit (ADU) is a separate dwelling unit that provides complete, independent living facilities for one or more persons on the same lot as a stand-alone single-family home or multifamily development, or within the walls of a proposed or existing single-family residence or multifamily development. It includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel. The City is currently working on a draft ADU ordinance.

State law requires that the City allow ADUs that are 16 feet in height or less to be approved by-right.

Along with ADUs, junior accessory dwelling units (JADUs) are another type of dwelling unit that is allowed by state law. Until 2025, state law requires that the owner of the residence occupy either the JADU or the primary residence.

State law establishes criteria on sizes for both attached and detached ADUs that cities must allow, as follows:
 The minimum size for a detached or attached ADU is 220 square feet. However, cities may reduce the minimum size to encourage smaller ADUs.
 The maximum size for a detached or attached ADU must be at least 800 square feet, or 1,000 square feet if the unit provides more than one bedroom. State law allows cities to utilize a percentage (e.g., 50 percent) of the primary dwelling as a maximum unit size for attached or detached ADUs but only if it does not restrict an ADU’s size to less than these standards. State law allows cities to increase the maximum size of a detached ADU to a maximum of 1,200 square feet.

Smaller ADUs or JADUs may also be permitted in addition to an ADU. JADUs are defined as ADUs not exceeding 500 square feet in living space built within the walls of an existing residential unit. JADUs must include a basic kitchen or kitchenette that may use small plug-in appliances, living area or bedroom, and an exterior entrance separate from the primary residence entrance, unless the JADU is in a multifamily residence. Pursuant to the provisions in Government Code Section 65852.2, some facilities may be shared with the primary residence.

City of Yuba City –2021-2029 Housing Element Update 109 AB 1866 (Chapter 1062, Statutes of 2002), also known as the “second unit law,” amended the California Government Code to facilitate the development of ADUs. In 2019, AB 881 and AB 68 were enacted as amendments to Government Code Section 65852.2, loosening many restrictions for landowners to build ADUs on their property. This new amendment now requires localities to allow ADUs ministerially, within 60 days, without discretionary review or hearings. This state law also supersedes local jurisdictions, even if the zoning code does not allow for ADUs or does not contain any provision regarding ADUs. State law stipulates that an application to permit the construction of an ADU using a ministerial review, which must apply predictable, objective, fixed, quantifiable, and clear standards. ADU permit applications must be reviewed ministerially pursuant to the provisions in Chapter 18.90 of the City’s Zoning Code (Title 18), unless provisions conflict with Section 65852.2 of the California Government Code.

AB 881 and AB 68, both passed in 2019, also enacted several new regulations for the operation and potential sale of ADUs. AB 881 prohibits owner-occupancy restrictions for ADUs, unless certain circumstances are present, and AB 68 removes certain governmental constraints to building ADUs. AB 68 also gives homeowners permission to build a JADU on their property, provided that certain conditions are met. The Government Code was amended so that effective 2020, ADUs must be allowed by-right in all zones that allow single-family dwellings and multiple-family dwelling. At present, second residences are only permitted in R-1 zones, and accessory buildings, including guest houses, are permitted in R-1 and R-2 zones. Program H-A-2 commits the City to amending the zoning code to comply with state law and allow ADUs (second family residences) ministerially in all zones where residential uses are allowed.

Program H-A-2 will amend the City code to specify that both ADUs and JADUs are permitted in R-1, R2, and R-3 zones. At least one ADU was built each year between 2014 and 2020, with two built in 2017.

Amending this section of the zoning code may increase the demand for construction of ADUs and JADUs.

Mobile/Manufactured Homes and Parks
Mobile homes or manufactured housing offer an affordable housing option to many low- and moderateincome households. Per state law, mobile homes on permanent foundations may only be subject to the same restrictions and development standards that apply to other single-family dwellings in the same zones. At present, mobile homes on a permanent foundation may be placed upon any lot as a one-family residence within any residential district that allows one- or two-family residences as a permitted use, provided the mobile home meets the required standards. Mobile homes are currently permitted in the R-2 and R-3 zones, and a zoning clearance permit is required in R-1. Use permits are required for mobile home parks in R-1, R-2, and R-3. Two manufactured homes were built in the City between 2014 and 2020. Program H-D-3 is included to commit the City to allowing Mobile Homes and Factory Built homes as a principally permitted use in the R-1 zone.

Emergency Shelters
Currently, emergency shelters are allowed by-right in the M-2 zone. There are approximately 17 parcels totaling 95 acres of vacant sites in the M-2 zone. The parcels range from 0.1 acres to 48.8 acres and have an average size of 5.6 acres. The M-2 zone is in areas of the city close to transit, residential areas, and schools, grocery stores, and medical services.

Emergency shelters shall also meet the following standards, as detailed in Zoning Code Section 8.5-5111:
 An emergency shelter shall not be located within 250 feet of another emergency shelter.  The emergency shelter shall be limited to a maximum of 25 beds. Given the number of existing available beds listed in Table 3-34, the limit of 25 beds per facility is not a constraint.

City of Yuba City –2021-2029 Housing Element Update 110  Occupancy for any one individual in the emergency shelter shall be limited to six months.  Off-street parking shall be provided at the ratio of one space per six beds, plus one space per manager or staff person on duty. Per Program H-D-3, the City will review and revise parking requirements for emergency shelters to ensure that parking standards are sufficient to accommodate all staff, provided standards do not require more parking for emergency shelters than other residential or commercial uses within the M-1 zone to comply with Government Code Section 65583(a)(4).  If the emergency shelter provides on-site waiting and intake areas, such areas shall be located either inside the facility or fully screened from view of the public-right-of-way and neighboring properties.  Management Plan: Prior to commencing operation, the emergency shelter provider must have a written management plan that shall be approved by the Community Development Director. The management plan must include the following:
 Provisions for staff training
 Resident identification process
 Neighborhood outreach
 Policies regarding pets
 Timing and placement of outdoor activities
 Temporary storage of residents’ belongings
 Safety and security
 Screening of residents to ensure compatibility with services provided at the facility  Description of training, counseling, and social service programs provided for residents, if applicable.

AB 101, Low-Barrier Navigation Centers (which are a type of emergency shelter), must be allowed byright in all zones allowing mixed uses and all nonresidential zones allowing multifamily residential.

Through Program H-D-3, the City will add low-barrier navigation centers as a permitted use in compliance with state law.

Transitional and Supportive Housing
State Housing Law requires that transitional and supportive housing be considered residential uses subject only to the same restrictions that apply to similar housing types in the same zone. Additionally, transitional and supportive housing must be permitted in non-residential zones that permit mixed-use housing. Transitional housing is currently permitted in the R-3 zone with a use permit, and supportive housing is not currently defined in the City code. Through Program H-D-3, the City will amend the zoning code to be compliant with these requirements.

Mixed-Use
Mixed residential and commercial uses are encouraged in an effort to provide housing in areas closer to jobs, to capitalize on infill housing opportunities, and to promote pedestrian-friendly development. Both single-family and multifamily dwellings are allowed with a zoning clearance (ministerial review) in the C-2 and C-3 zones, and with a use permit in the C-1 zone. Program H-C-5 commits the City to removing the Use Permit requirement on multifamily development in the C-1 and C-O zones. Residences are permitted in the C- Districts, in conjunction with a bona fide business or on upper floors of the same building. If the building is single story, then the square footage of the residence shall not exceed the

City of Yuba City –2021-2029 Housing Element Update 111 square footage of the building designated as part of the business. Program H-C-5 is included to explore the potential for expanding the allowable residential uses in the commercial zones.

Single-Room Occupancy Units
Housing elements must also identify zoning to encourage and facilitate single-room occupancy units (SROs). SROs can be an appropriate type of housing for extremely low-income persons. The City’s Zoning Ordinance does not currently define SROs or permit their development in any zone. Through Program H-D-3, the City will amend the zoning code to allow SRO housing in order to facilitate the development of these unit types.

Employee and Farmworker Housing
California Health and Safety Code Sections 17021.5 and 17021.6 generally require agricultural employee housing to be permitted by-right, without a conditional use permit in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. While housing for night watchmen or caretakers is permitted in several industrial and commercial zones, the Zoning Ordinance does not define employee or farmworker housing or list this type of shelter as a permitted use in any zone.

Through Program H-D-3, the City will amend the Zoning Code to comply with state housing law.

Reasonable Accommodation and Housing for Persons with Disabilities Per California Senate Bill (SB) 520, this Housing Element must analyze potential and actual government constraints specifically on the development of housing for persons with disabilities. The Americans with Disabilities Act (ADA) is supported at the state and local level; the City of Yuba City follows state codes, which are more restrictive than federal codes.

Pursuant to complaint, housing units built after 1994—when the provisions of ADA were added to the California code—can be investigated by the City and required to make improvements meeting accessibility standards. Program H-D-3 commits the City to passing a reasonable accommodation ordinance to develop a procedure for requesting reasonable accommodation in the application of zoning laws and other land use regulations, policies, and procedures for persons with disabilities seeking equal access to housing. Provision of reasonable accommodation will be made separate from a variance or use permit. Once the City adopts the draft reasonable accommodation ordinance, the City will update the zoning and building code to include the new ordinance. The City will develop and formalize a process that a person with disabilities will need to go through to make a reasonable accommodation request to accommodate the needs of persons with disabilities and streamline the permit review process. The City will provide information to individuals with disabilities regarding reasonable accommodation policies, practices, and procedures based on the guidelines from the California Department of Housing and Community Development (HCD). This information will be available through postings and pamphlets at the City and on the City’s website. The City’s definition of family is already compliant with state law.

The two types of specialized residential uses most tailored to the needs of persons with disabilities are residential care facilities (multiple detached units on one site) and residential care homes (a residential unit employing caretakers for multiple residents). Residential care facilities are allowed by-right in R-3 zones. Care homes serving six or fewer residents are permitted by-right in all residential districts and in agricultural holding (AH) districts; residential care facilities serving 7 to 12 residents are permitted byright in R-3 and AH districts and require a use permit in R-1 and R-2 districts. There are no proximity restrictions on the location of residential care homes. Program H-D-4 is included to address care homes.

A use permit for a residential care facility is processed in the same manner as any other use permit, with the same notification process. As previously mentioned, all use permit applications are subject to a public hearing conducted by the Planning Commission; all owners of property within 300 feet of the site are

City of Yuba City –2021-2029 Housing Element Update 112 notified of the hearing 10 days in advance, pursuant to California Government Code Section 65091(a)(3).

The Commission’s decision may be appealed to the City Council. In approving group residences and residential care homes, the City does not employ a particular set of approval conditions, regardless of whether on-site services are provided.

Per the building code, 20 percent of units in new elevator-equipped apartment buildings with five or more beds or units must be built adaptable for potential access for residents with disabilities; for non-elevator buildings, 20 percent of first-floor units must be adaptable. All apartment buildings must have an unobstructed path from the front door to a curbside public transit stop. By convention, accessibility improvements to existing buildings work from the outside inward, beginning with entry doors. Physical obstacles to building entrances in Yuba City tend to be minimal due to the flat topography of the area.

All parking facilities in the city are at full compliance with the California accessibility requirements.

Residential parking standards for new residential uses are based on the type of dwelling unit. The zoning ordinance states that “handicapped parking and accessibility shall be provided in accordance with the standards established by the California State Handicapped Access Regulations.” Yuba City has adopted the 2019 California Building Code, based on the 2018 International Building Code but has not adopted universal design elements in the Building Code at this time.

In conformance with the passage of SB 520, the City has evaluated its zoning code, building code, and permit processing procedures for compliance with the California accessibility guidelines. Using the SB 520 analysis tool, staff found no significant barriers to the development, maintenance, and improvement of housing for persons with disabilities.

Fees and Exactions
The City has established building and planning fees for residential development. Copies of the planning and building permit fee calculation worksheets are available on the City’s website. These fees, as of July 1, 2020, are listed in Table 6-7.

Table 6-7: Planning and Building Fee Schedule (2020)
General Plan Amendments, Master and Specific Plan Amendments Text and Map Changes $2,838
Rezoning
Text or Map Changes $2,838
Planned Development (PD Zone) $2,076
Zoning Clearance for signs, homes, model homes, and
telecommunications $50
Land Divisions
Subdivision Map $4,264 plus $29 per lot over 4
Parcel Map $1,526
Parcel Map Revisions $401
Subdivision Map Revision $788
Subdivision Map Time Extension $375
Parcel Map Time Extension $375
Lot Line Adjustment $863 plus $72 per lot over 2
Certificate of Compliance $212

City of Yuba City –2021-2029 Housing Element Update 113 Variances
Single-Family Residential $344
Plan Check
Residential 50% of Building Fees
Occupancy Permit $290
Manufactured dwelling/coach $725
Building Fee Multiplier
Project Valuation $0-$5,300 Minimum Permit Fee of $217
Project Valuation $5,301-$25,000 0.033
Project Valuation $25,001-$50,000 0.02
Project Valuation $50,001-$250,000 0.01
Project Valuation $250,001-$500,000 0.009
Project Valuation $500,001-$1,000,000 0.006
Project Valuation Over $1,000,000 0.007
Note: Cents have been rounded to the nearest dollar.

Source: City of Yuba City, July 1, 2020.

As shown in Table 6-8, development fees for a model single-family dwelling unit totals approximately $31,236, and those for a model multifamily unit total approximately $20,927. These costs are estimates of potential building, planning, and infrastructure fees.

Table 6-8: Development Impact Fees in Yuba City
Dwelling Type City Impact Fees County Impact Fees Levee Fees Total Impact Fees Single-Family $23,998 $3,596 $3,642 $31,236
Duplex $23,485 $3,116 $3,156 $29,757
Multifamily $15,740 $2,577 $2,610 $20,927
Mobile Home $14,888 $2,145 $2,173 $19,206
Source: City of Yuba City, 2020.

The Public Works Department levies the following fees for improvement plans:
 Plan check and inspection fees (3 to 4 percent of construction cost, depending on construction costs).  Water connection, service, and meter fees ($12,475 single-family, assuming a one-inch pipe; $21,354 multifamily, assuming a two-inch pipe).
 Sewer connection fees ($6,544 single-family; $5,889 per unit multifamily).

Table 6-9 shows development and permitting fees and valuation for recent single-family and multifamily homes constructed in the city. The fees for a single-family unit make up about 12 percent of the total construction costs, and for a multifamily unit, fees constitute approximately 22 percent of total construction costs. It should be noted that the city has reduced fees for projects that are defined as infill projects by nearly 50 percent; however, compared to the fees of other jurisdictions in the region, these may be high and could be a constraint to development. Average development fees in neighboring jurisdictions, including County impact fees, are:

City of Yuba City –2021-2029 Housing Element Update 114  For a single-family home
 $21,452 in the City of Live Oak
 $28,953 in the City of Auburn
 $31,236 in the City of Yuba City
 Per unit, in a multi-family project
 $12,435 in the City of Live Oak
 $10,220 in the City of Auburn
 $20,927 in the City of Yuba City
Based on a 2020 SACOG study comparing development fees between neighboring jurisdictions and sample fee totals for recent projects in Yuba City, Yuba City tended to have higher impact fees for both single and multi-family projects than Live Oak and Auburn. While many of Yuba City’s administrative fees were lower than those of the other jurisdictions, fees related to flood protection and water connections tended to be higher. However, Yuba City’s development impact fee was higher than other cities’ fees for various types of public improvements.

In Program H-A-4, the City will examine potential alternative infrastructure funding sources to evaluate opportunities to provide fee reductions or offer fee waivers for affordable housing or energy conservation.

Table 6-9: Example Permit and Impact Fees
Housing Type Units Valuation Cost per Unit Total
Fees
Estimated
Fees per
Unit
Estimated
Proportion of
Fees to
Development
Costs per Unit
Single-family Unit 1 $323,330 $323,330 $37,775 $37,775 12% Multifamily Unit 40 $3,508,957 $87,724 $761,481 $19,037 22% Source: City of Yuba City 2020.

Infrastructure
The provision of on-site improvements, such as streets, sidewalks, curbs, gutters, storm drainage facilities, water distribution facilities, sewer collection facilities, street lighting facilities, fire hydrants, landscaping and irrigation, and all other work and improvements depicted or required on the Improvement Plans for the Construction, as approved by the City Engineer, and any approved amendments thereto, and Conditions of Approval, and in compliance with Chapter 2 of Title 8 of the City Municipal Code and the Subdivision Map Act Improvements shall be done following the construction standards contained in the most current edition of the City Standard Specifications and Details and, to the extent not addressed therein, under the State of California Department of Transportation Standard Plans and Specifications, as amended by special provisions approved by the City Engineer.

City of Yuba City –2021-2029 Housing Element Update 115 The City of Yuba City identifies four main types of streets with varying widths and levels of service.  Arterials (74-108-foot right of way / four lanes): Arterials provide service to higher volumes of traffic between collector and local roads to highways and serve as a link to community activity centers.  Collectors (52-104-foot right of way / two to four lanes): Collectors provide connections between adjoining residential areas, and usually provide mechanisms to slow down traffic.  Local Streets (38-42-foot right of way / two lanes): These streets make up the majority of residential area roadways and are model after the Complete Streets philosophy to accommodate all types of users, vehicular and non-vehicular.
 Alleys (28-38-foot right of way / two lanes): Alleys provide vehicular access in areas with limited access or constrained street frontages. They can also provide access to garages located in the rear of the lot.

The City requires typical off-site improvements (e.g., curb, gutter, and sidewalk) for development to ensure public health and safety. The average sidewalk width requirement is four to five feet, but in the instance that this isn’t feasible for the project, the City will work with the applicant to find a solution. In many cases, off-site improvements and/or mitigations may also be required, such as street widening and installation of traffic signals, bike lanes, public utility easements, and flood-control improvements. These improvements support public health and safety. Infrastructure costs are incorporated into the total development project costs discussed in Section 6.2, Market Constraints.

Effective January 2006, SB 1087 requires water and sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower-income households.

According to these statutes, upon adoption of its Housing Element, the City will immediately deliver the Housing Element to local water and sewer providers, along with a summary of its regional housing needs allocation. The City has sufficient water and sewer capacity for its RHNA.

Dry Utilities
The availability of dry utilities is not considered a constraint to development in Yuba City. Electricity and natural gas, telephone, and cable and internet service are available throughout the city from the following providers:
 Electricity and natural gas: PG&E
 Telephone: AT&T
 Cable and internet: Xfinity and AT&T
Development Review Process
Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include a rezoning or General Plan amendment requirement, public meetings required for Planning Commission or City Council review, or a required negative declaration or environmental impact report (EIR). As of March 2021, the typical time between entitlement and issuance of building permits is approximately one year. This is dependent on available funding, construction logistics and other factors.

All multifamily projects with more than 25 units undergo design review as part of the permitting process.

Staff has ministerial authority to approve projects up to and including 25 units, provided that the project conforms to the objective standards in the Zoning Regulations and Design Guidelines. Projects of more than 25 units are subject to discretionary approval by the Planning Commission, and projects of more than

City of Yuba City –2021-2029 Housing Element Update 116 100 units are subject to discretionary approval by the City Council. All projects requiring discretionary approval are reviewed for environmental and land use aspects. Findings for projects requiring discretionary approval are the same for all multifamily projects. Findings for approval include (a) the site for the proposed use to be adequate in size and shape to accommodate said use, public access, parking and loading, yards, landscaping, and other features; (b) the streets serving the site to be adequate to carry the quantity of traffic generated by the proposed use; and (c) the site design, design of the buildings, and the scale of the project to complement neighboring facilities. Applicants are also informed by City staff that planning staff are available for pre-permitting consultations regarding the design review process. For the convenience of applicants, the design review process runs concurrently with the building permit review.

Government Code Section 65589.5 requires projects to be reviewed against objective design and development standards. Objective design standards are defined in Government Code Sections 65913.4 and 66300(a)(7) as standards that “involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal.” The City’s design review guidelines provide specific standards for multifamily development that are measurable and verifiable, using “shall” or “must” to establish enforceability. Examples of specific standards in the City’s design review guidelines include:
 Building Articulation: No more than 2 side-by-side units may be covered by one unarticulated roof.

Articulations may be accomplished through changing roof heights, offsets, and direction of slope, and by introducing elements such as dormers, parapets, etc. These elements must visually break the main roof lines as viewed from the ground at 50 feet away from the building.  Frontages: All units along public right-of-ways shall have their primary entrance facing this right-ofway, in the form of either individual entrances or aggregated building entrances.  Fencing: Fenced private open space is allowed only at the “rear” of units and shall not face the street.

However, most of the design guidelines for multifamily development are vague and open to interpretation, decreasing the level of certainty for project applicants as to whether a project is consistent with design guidelines. Examples of subjective design guidelines include:
 Authenticity of Building Materials: “Natural” materials are generally considered more desirable than “imitation” materials
 Relation to Surroundings: Projects should fit as an integral part of their surroundings. They should act to complete and compliment existing surroundings. This can be achieved by incorporating design elements including, but not limited to: building massing, alignment with building elements, similar hierarchical groups, use of similar colors or materials, use of similar shadow casting or other articulating elements, and use of similar building form.  Open Space: Creative additional uses for decorative and service oriented open spaces should be explored.

As written, the City’s design guidelines could pose a constraint to development by reducing the level of certainty for project applicants, potentially convoluting the application-processing process. To comply with Government Code Section 65589.5, the City will update subjective design guidelines with objective standards, ensuring a balance between predictability for housing development applicants and flexibility in design choices (Program H-A-8).

Permit processing for residential developments permitted by right, and the steps required for each review (including group residences and residential care homes), are shown in Table 6-10.

City of Yuba City –2021-2029 Housing Element Update 117 Table 6-10: Project Review Time for Residential Projects Unit Type Typical Approval Requirements Total Estimated Time Single-Family Building Review, Fire Sprinkler Review,
Planning Review, Engineering Review
3 weeks for first review, 1 week for
subsequent review
Multifamily
Building Review, Fire Sprinkler Review,
Planning Review, Engineering Review, Fire
Department Review, Utilities Review
3 weeks for first review, 1 week for
subsequent review
Subdivision
Building Review, Planning Review,
Engineering Review, Fire Department
Review, Public Works Review, All Utility
Agencies, Other Affected Agencies
Approximately 1 month; Development
Review Committee (DRC) 10 days
after application; Planning
Commission 3 weeks after DRC
Source: City of Yuba City 2021.

The firm of Mogavero Notestine Associates was hired by the City to simplify its development review process and to reduce the processing time for many types of projects as well as reduce the potential for arbitrary review. There is nothing unique required of the City’s development review process that would, in any way, inhibit development potential or contribute to project approval uncertainty, or increase the cost of the project. The City’s guidelines work to ensure a streamlined project review process and ensure fairness and consistency in the development review process. Applicants are informed by City staff that planning staff are available for pre-permitting consultations regarding the development review process.

Therefore, an applicant can be assured that a project will be approved at the density permitted by the underlying zoning as long as the project complies with the basic development standards, such as density, height, setbacks, floor-area ratios, structural coverage, etc. Typical findings involve projects that have not complied with the basic development standards, such as density, height, and setbacks. As such, the development review process is not perceived as a barrier to new development. Consultation with the development community has confirmed this assertion.

The City allows density bonuses for eligible projects. In 2021, the City approved a multifamily housing project with 176 units through a density bonus. This project, Richland Village, is located on 170 Bernard Drive abutting the Sutter County Airport property. It will include 8 multi-unit buildings with a community center. The project will be managed by the Regional Housing Authority and will be comprised entirely of affordable housing. Program H-A-6 commits the City to codifying the City’s density bonus ordinance in compliance with state density bonus law. Program H-D-4 will continue the City’s practice of offering specific incentives for development of individual or group-care housing affordable to the City’s senior and special-needs populations through City-specific density bonuses (in addition to state requirements), reduced parking requirements, and development-fee reductions for projects at infill localities.

As of July 2021, the City has not received any requests from developers for a project subject to SB 330. If the City receives such as request, it will use HCD’s SB 330 process.

Building Code and Enforcement
The City has adopted the 2019 California Building, Residential, Electrical, Mechanical, Plumbing, Fire, Energy, Administrative, Existing Building, Referenced Standards, Historical, and Green Codes and the 2018 Uniform Swimming Pool, Spa, and Hot Tub Code. Permits are required for all electrical and plumbing work and other major home improvements and modifications. Yuba City also requires the installation of sprinklers for multifamily developments (three or more units). In general, the City’s building codes represent basic construction standards within the State of California and thus do not place an undue burden on the construction or rehabilitation of affordable housing. Building code standards are upheld through code enforcement. Code enforcement activities strive to promote and maintain a safe

City of Yuba City –2021-2029 Housing Element Update 118 living environment and address building condition issues before they progress to the point of requiring more extensive repairs.

The City has also adopted several amendments to the listed codes. As of 2021, these amendments were found in Sections 7-1.02 through 7-1.07 of the Municipal Code. The first amendment simply includes Chapter 5 of Title 4 of the Yuba City Municipal Code with the California Fire Code in matters affecting fire from the storage of certain materials. The second amendment expands the description of “other employees,” in regard to the review of building sites and plans, to include the city fire chief and county health officer. Other amendments include specifying that the “board of appeals” should be referred to as the “building board of appeals,” and that fees are listed in Chapter 8 of Title 3 of the Yuba City Municipal Code.

The City’s code enforcement officer operates a fair and unbiased enforcement program to inspect properties that may represent hazardous and/or dangerous building conditions. Since 2013, the City’s code inspectors investigated 1,363 instances of blight or maintenance issues. For the majority of these cases, the City was seeking voluntary code compliance to correct immediate life safety issues and improve housing conditions.

The City’s code enforcement officer reports all building code violations directly to the City’s community development director, who also oversees the City’s Housing Division. The City’s Housing Division participates in the Housing Rehabilitation Program provided by NeighborWorks Homeownership Center, Sacramento region. NeighborWorks Sacramento offers loan programs enabling owners of buildings with hazardous and/or dangerous building conditions to achieve modern building standards, yet still maintain affordability.

Market Constraints
Market constraints significantly affect the cost of housing and can pose barriers to housing production and affordability.

Vacant/Underdeveloped Land
The availability of vacant land does not appear to be a constraint on future development in Yuba City. As of February 2021, there are approximately 349 acres of vacant land zoned for residential development within the city limits along with a large amount of land in the unincorporated SOI and a large amount of agricultural land that may be rezoned for residential development in the future.

Residential Land Costs
Due to the wide availability of land in the Yuba City area, developers do not necessarily compete for new properties; land is less expensive on average than in the rest of the state. According to an online search of vacant land listings on Zillow.com, the average cost per acre of residentially zoned land in Yuba City as of February 2021 is $477,664. The minimum cost was listed as $215,000 per acre and the maximum listed cost for land was $663,333 per acre. However, according to a local engineer that has been on the development team of several projects in Yuba City, land costs are not as high as the listings on found on Zillow.com in February 2021. According to the local engineer, the highest price per acre is approximately $220,000, with a low of $100,000 per acre with an average of about $180,000 per acre for vacant R-1 properties in city limits. Land costs in Yuba City remain higher than in the surrounding areas such as Yuba County.

City of Yuba City –2021-2029 Housing Element Update 119 Construction Costs
As of September 2020, estimated construction costs for a single-family home averaged approximately $141 per square foot, excluding the cost of land according to www.buildingcost.net. Total construction costs for a 2,000-square-foot single-family house average about $282,482 (see Table 6-11).

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.

Without subsidies, new single-family detached residences are not affordable to low-income households.

However, new multifamily rental and purchase condominiums may be affordable to moderate-income households. Reductions in amenities and lower-quality building materials can reduce sales and rental prices, but minimum building and safety standards must be maintained. In certain cases, greater density can increase the affordability of residential projects by reducing per-unit costs.

Availability of Financing
Financing is readily available to credit worthy contractors and residential developers for projects in the city. Current interest rates for home loans are around 3 percent, depending on the terms of down payment.

In general, credit-worthy buyers in Yuba City do not have difficulty obtaining loans.

It can be difficult for very low-, low-, and moderate-income first-time homebuyers to acquire sufficient savings and income to pay for a down payment, closing costs, monthly mortgage, and tax and insurance payments. To address this problem, Yuba City provides a First Time Homebuyer Program, a special lowinterest, deferred-payment loan program designed to provide “silent” second mortgages of up to $75,000, funded by the state-administered HOME Program. Interest rates on these loans are currently 3 percent.

The program is currently administered by the Regional Housing Authority. Applicants must demonstrate financial need and pre-approval for a first mortgage. Repayment is due after 30 years or upon sale or transfer of title or when borrower no longer occupies the home as his/her principal residence.

The City of Yuba City Housing Rehabilitation Program, funded through CDBG and state HOME funds, distributes loans to low-income owner- and tenant-occupied households to achieve cost-effective repairs.

Priority is according to health and safety needs, followed by energy conservation needs, extension of the unit’s useful life, and compliance with the Uniform Building Code. The maximum loan amount is 105 percent of the property’s appraised value. Loans are given at an interest rate of 3 percent, and payments are deferred for the life of the loan. Programs H-A-1 and H-E-1 are included to commit the City to continuing these efforts.

Cost Summary for a Typical Custom Single-family Home
According to an Internet source of construction cost data (www.building-cost.net) provided by the Craftsman Book Company, a wood-framed single-story four-cornered home in Yuba City is estimated to cost approximately $282,482, excluding the cost of buying land. This cost estimate is based on a 2,000- square-foot house of good quality construction, including a two-car garage and forced air heating. Table 6-11 summarizes the projected construction costs.

City of Yuba City –2021-2029 Housing Element Update 120 Table 6-11: Example of Development Costs for an Owner-built Single-family Home Item Name Materials Labor Equipment Total
Direct Job Costs (e.g., foundation, plumbing,
materials) $110,978 $114,328 $5,047 $230,353
Indirect Job Costs (e.g., insurance, plans and
specifications) $18,106 $1,774 $19,880
Contractor Markup $32,249 $32,249
Total Cost $161,333 $116,102 $5,047 $282,482
Source: Building-Cost.net, accessed September 2020
Environmental Constraints
Environmental phenomena, such as flooding and seismicity, present a minor risk to Yuba City, but are not considered constraints to housing development. Nowhere in the city is development precluded; environmental constraints can be mitigated through appropriate residential design. All sites in the land inventory are free from environmental hazards, including steep slopes (over 30 percent), high liquefaction risk, moderate and severe wildfire risk, and Federal Emergency Management Agency (FEMA) 100-year and 500-year flood zones.

Flooding
Structural flood management methods provide the primary defense against flooding in Sutter County.

Flood management in the county includes a series of reservoirs, levees, and bypasses completed between the 1920s and 1960s.1
Levees and earthen embankments are the most commonly used methods of containing high water levels along the Sacramento and Feather Rivers. A bypass system running from the Sutter Buttes southeast through Sutter County accommodates additional flows in times when the capacity of the Sacramento River levee system is exceeded.2
The Sacramento River can flow directly into the
Sutter Bypass by way of two free-flow weir structures. The Feather River drains the eastern portion of the Sacramento Valley from Oroville to just south of its confluence with the Bear River.3 According to the County of Sutter General Plan 2015, the most significant risk from flooding in the Yuba City SOI results from the potential for dam or levee failure. In 2017, a 2.9-mile segment of the levee in the City experienced severe distress following the Oroville spillway failure. The US Army Corps of Engineers had installed a slurry wall, but it did not perform as expected and so an emergency repair was completed. The Sutter Butte Flood Control Agency (SBFCA) is working on an update to the Feather River Regional Flood Management Plan (RFMP) and the 2022 Central Valley Flood Protection Plan (CVFPP update) in partnership with the State of California, the Three Rivers Levee Improvement Authority (TRLIA), Yuba Water Agency, Marysville Levee Commission, and Reclamation District 1001.

Approximately 20,000 parcels and upwards of $1 billion in property could be impacted by a future failure in the levee system.
1 Sutter County. County of Sutter General Plan 2015: Background Report, November 1996. Pg. 5-28. 2 Ibid., pg. 5-28.
3 Ibid., pg. 5-28.

City of Yuba City –2021-2029 Housing Element Update 121 Geologic and Seismic Hazards
No active earthquake faults are known to exist in Sutter County, although active faults in the region could produce ground motion in Yuba City. Earthquakes of a magnitude (M) of 5.0 or greater have occurred on fault systems in the region, including the San Andreas Fault. Approximately 15 miles west of Sutter County, the Central Valley Blind-Thrust Fault is known to have caused an estimated M6.5 earthquake in 1892.4
In addition, two earthquakes of M4.0 and M4.9 occurred between 1900 and 1974 with epicenters near Williams. The Foothills Suture Zone along the western slope of the Sierra Nevada range is also considered active, with a M5.7 earthquake occurring in 1975 in the northern portion of the zone in Butte County.5
Potentially active faults do exist in Sutter County in the area of the Sutter Buttes. These faults are small and have exhibited activity in the last 1.6 million years, but not in recent history (200 years).6 Potential hazards related to major earthquakes include ground-shaking, surface rupture along the fault zone, and related secondary ground failures. Typical seismically induced ground failures include liquefaction, lateral spreading, and ground lurching. Liquefaction is the temporary loss of cohesion in saturated, granular soils. Lateral spreading is the horizontal movement of loose, unconsolidated sedimentary deposits and imported fill material. Lurching is the horizontal movement of soil, sediments or fill found on steep slopes and embankments. All of these secondary ground failures could cause major structural damage to existing buildings, including tilting or settlement of foundations, twisting and breaking of structural building components, debris shedding, and potentially even collapse of buildings.

In the case of seiches, damage to levees and dams could be significant. However, since the potential for ground-shaking in Sutter County is low to moderate, it is unlikely that subsequent ground failure would occur in Yuba City.

Existing structures in the SOI could be affected by the types of earthquake-induced effects listed above, but to varying degrees based on length, intensity, and distance of the earthquake from a given building.

New structures are required to adhere to current California Uniform Building Code standards, providing adequate design, construction, and maintenance of structures to prevent exposure of people and structures to major geologic hazards. In particular, any critical facilities, such as hospitals, fire and police stations, and emergency communications and operations centers must be adequately designed, constructed, and maintained with the goal of remaining functional after a large seismic event. The use of flexible utility connections, building anchors, and adequately reinforced concrete, can reduce the loss of life and damage to buildings for human occupancy.

Infrastructure Constraints
In planning for growth, it is important to ensure that adequate public facilities and services are available to meet the anticipated demand. The Public Works Department provides essential services for infrastructure and utilities throughout the City of Yuba City on a daily basis. Responsibilities include design, construction, operation, maintenance, and improvement in the following areas:
 Engineering
 Electrical
 Facility Maintenance
4 Ibid., pg. 10-3.
5 Ibid., pg. 10-3.
6 Ibid., pg. 10-3.

City of Yuba City –2021-2029 Housing Element Update 122  Fleet Maintenance
 Sewer Collection
 Street Maintenance
 Water Distribution
 Water Treatment
 Wastewater Treatment
 Laboratory
Discussed below are the major public services in the city, which include water supply and water and sewer infrastructure.

Water
Yuba City is the agricultural, economic, and social hub of Sutter County, situated on the west bank of the Feather River in the northern part of California’s fertile Central Valley. Surrounded by agricultural land, it is a family-oriented residential community that maintains a small-town feel. Development of the city’s open space into thoughtfully planned communities will maintain the goal of a cohesive city feel featuring integrated neighborhoods that have access to parks, schools, and commercial facilities. Pairing this community growth with economic development that attracts and maintains quality business and industry are key planning objectives and guiding principles for the City’s growth.

Ensuring an adequate supply of water is available to serve the existing and future needs for the City’s residents and Commercial, Institutional, and Industrial (CII) customers is a critical component of successful city planning. This Urban Water Management Plan (UWMP) draws on local, regional, and statewide inputs to synthesize information from numerous sources into a reliable water management action plan designed to be referred to as management decisions arise and conditions change.

In addition to operating a Public Water System, as described in California Health and Safety Code 116275, the City Qualifies as a Retail Urban Water Supplier, as described in Water Code Section 10617, providing water for municipal purposes to more than 3,000 customers or 3,000 acre/feet of water per year.

This qualification requires the preparation of an Urban Water Management Plan every five years. The City’s Public Water System detail is listed in Table 6-12.

Table 6-12: Public Water System Information
Public Water System
Number
Public Water System
Name
Number of Municipal
Connections 2020
Volume of Water
Supplied 2020
CA5110002 City of Yuba City 18,834 12,908 Acre Feet per Year (AFY)
Development in Yuba City is largely dedicated to residential and commercial zones. This type of land use tracks with its role as a service center for surrounding regional agricultural activity, and as a residential community for the locally and regionally employed population. The intersection of Highway 99 and Highway 20 has been the center of City employment with much of the commercial development being retail related. The majority of residential development is low-density, single-family housing, though the City also has a number of multifamily facilities. Over the past several years, the residential sector accounts for between 65 and 70 percent of total water consumption in the City’s SOI.

City of Yuba City –2021-2029 Housing Element Update 123 The City has previously approved, is currently, or anticipates considering several development plans, including a possible expansion to the south of city limits in the area bounded by Bogue Road to the north and Stewart Road to the south. These projects are described in greater detail in Section 5, Land Inventory.

Sewer Service
The wastewater collection, treatment, and disposal system in Yuba City is owned, operated, and managed by the City. This system provides sewer service to most residents inside the city limits. Residents living in the Tierra Buena district and several other areas of the City rely on septic systems to treat wastewater.

The Wastewater System Master Plan provides information about the capacity of the City’s wastewater system. Based on the current wastewater system, the City expects to accommodate future growth through 2040 with existing and planned infrastructure. The City anticipates that infrastructure expansions will occur as growth occurs, with funding provided by developer fees. Wastewater service capacity will not pose a constraint on development within its service area.

Summary of Water and Sewer Service Capacity
Based on information provided by the City of Yuba City, the City has planned for the expansion of water and wastewater infrastructure needed to meet future demands. The continued collection of development impact fees and current plans for infrastructure expansions and improvements will ensure that growth does not outpace the ability to serve it. Per Program H-C-4, the City will continue to prioritize water and sewer hook ups for affordable housing.

City of Yuba City –2021-2029 Housing Element Update 124 This page intentionally left blank.

City of Yuba City –2021-2029 Housing Element Update 125 7 Housing Resources
This chapter describes potential resources available through local, state, and federal programs. Additional information on the resources available for special-needs groups are described in Section 3.6, within Section 3, Housing Needs Assessment.

Local Housing Resources
Hands of Hope provides homeless services and recently partnered with Sutter-Yuba Behavior Health to develop a new 40-unit apartment complex in Yuba City. New Haven Court opened in April 2021 and provides housing for special-needs populations (chronically homeless and persons with disabilities) earning up to 50 percent of the area median income (AMI).

Grant Funded Programs
The City provides several funding programs to assist homeowners, developers, and first-time homebuyers with their financing needs. Programs H-B-1, H-B-2, and H-D-1 commit the City to continuing to support these programs. As seen in Table 7-1, the City received Community Development Block Grant (CDBG) grants in 2020 ($666,760), 2019 ($647,714), and 2018 ($650,001) to provide home rehabilitation loans along with addressing homelessness and assisting low-income and disabled individuals. In 2020, the City received a $311,140 Permanent Local Housing Allocation (PLHA) grant to assist with the development of affordable housing and to address homelessness. In 2018, the City also received $500,000 in federal HOME funds to provide loans for first-time homebuyers as well as rehabilitation loans.

The City has an established Housing Rehabilitation Program that provides loans for low-income homeowners, which is administered by the Regional Housing Authority. Since 2013, 15 single-family housing rehabilitation projects were completed in Yuba City. The Regional Housing Authority estimates between 25 and 30 homes can be rehabilitated during the current planning period (ending in 2029).

Sixteen first-time homebuyers were assisted with home loans in Yuba City since 2013, and the Regional Housing Authority predicts that between 10 and 12 homebuyers in Yuba City can be assisted in the current planning period. The Housing Authority conducted marketing for the program, including placing flyers in the local utility bill. Currently, there is not a waitlist for either program. CDBG funds have also been used previously to assist with apartment building rehabilitation projects.

Table 7-1: Grant Funding Received by Yuba City, 2018-2020 Year Total Amount Funding Source Project
2020 $310,000 SB 2 GRANT Housing Element/General Plan Update 2020 $666,760 CDBG Homelessness/Rehab Loans/Assist Low Income and Disabled Individuals
2020 $311,140 PLHA Assist with Development/Homelessness 2020 $824,716 CDBG-CV Prevent, Prepare for, or Respond to COVID-19 2019 $647,714 CDBG Homelessness/Rehab Loans/Assist Low-Income and Disabled Individuals
2018 $650,001 CDBG Homelessness/Rehab Loans/Assist Low-Income and Disabled Individuals
2018 $500,000 HOME Loans for First-Time Homebuyers/Rehab Source: Yuba City, 2021

City of Yuba City –2021-2029 Housing Element Update 126 The City has two COVID-19 related programs:

1. Mortgage Assistance: Provides up to 90 days of mortgage assistance to qualified residents who are behind in mortgage. Funded by the Federal Cares Act – CDBG-CV. Approximately 30-40 households will be assisted.

2. Emergency Winter Shelter Program: Provided funding in winter 20/21 that allowed the emergency winter shelter to be open for additional days and nights. Provided funding to the shelter to cover the COVID-19 costs that have increased operation costs. The program may be used in winder 21/22. Funded by CDBG-CV. Approximate number of people assisted are a nightly average of 23 guests and a total of 110 individual people during the winter season.

Section 8 Housing Choice Voucher Program
The Section 8 Housing Choice Voucher Program is intended to assist very low-income families in renting safe and sanitary housing. Under the Housing Choice Voucher Program, the very low-income household is responsible for finding appropriate housing within the private market. Families who receive vouchers can select units with rents that are either below or above market rate. HUD mandates that voucher recipients must pay 30 percent of their monthly adjusted gross income for rent and utilities. If the household chooses a unit where costs are greater than market rate, the voucher recipient is expected to pay the additional amount. Fiscal year 2020 HUD-established fair-market monthly rents for Sutter County are $838 for studios, $844 for one-bedroom units, $1,087 for two-bedroom units, $1,568 for threebedroom units, and $1,908 for four-bedroom units.

The Regional Housing Authority oversees Yuba, Sutter, Colusa, and Nevada Counties with one waitlist for housing vouchers (Section 8). According to an Occupancy Manager for the Voucher Program at the Regional Housing Authority, the waitlist is closed (January 2021). The waitlist is not sorted by current place of residence, so it is impossible to know how many current Yuba City residents are on it. There are 1,751 total vouchers for Yuba, Sutter, Colusa, and Nevada Counties. The Housing Authority does not allocate a specific number of vouchers per county. As of January 2021, 576 vouchers were in use in Yuba City.

Table 7-2 indicates the properties available for rental voucher housing assistance as of December 2020.

According to the Regional Housing Authority, there were approximately nine properties participating in Section 8 rental voucher housing assistance in Yuba City. The available properties provide affordable housing to various special-needs groups, including seniors, disabled, and developmentally disabled individuals, and agricultural families/individuals. In addition to the properties listed in Table 7-2, the Regional Housing Authority owns multiple properties in Yuba City for affordable housing opportunities through the Neighborhood Stabilization and Homes2Families programs.

Table 7-2: Properties Available for Rental Voucher Housing (2020) Kingwood Commons 64
Office of Migrant Services 75
Percy Avenue 8
Richland Public Housing 99
Richland Rural Development 190
River City Manor 24
Teesdale Housing 2
Town Center Senior Manor 28
Yolo Heiken 5
Total 495
Source: Regional Housing Authority, December 2020

City of Yuba City –2021-2029 Housing Element Update 127 Additional Funding Sources for Affordable Housing
In addition to the funding programs available through the City and County, there are several state and federal funding programs that assist first-time homebuyers, build affordable housing, and help specialneeds groups, such as seniors and large households, as listed in Table 7-3. In most cases, other entities, including for-profit and nonprofit developers, apply for funds or other program benefits. For example, developers apply directly for Section 202 grants. In general, the City relies upon the private sector to develop new affordable units.

Table 7-3: Federal, State, and Private Housing Funding Programs Program Name Description Eligible Activities
Federal Programs
Community
Development Block
Grant (CDBG)
Program
The Department of Housing and Urban Development
(HUD) awards Community Development Block
Grants annually to entitlement jurisdictions and states for general activities, including housing, and
economic development activities. HUD also offers
various other programs that can be use by the City
and nonprofit and for-profit agencies for the
preservation of low-income housing units, such as
Section 202 and Section 108 loan guarantees.

The annual appropriation for CDBG is split between
states and local jurisdictions called “entitlement
communities.”
Acquisition
Rehabilitation
Homebuyer Assistance
Economic Development
Assistance
Homeless Assistance
Public Services
Infrastructure Replacement
HOME Investment
Partnerships
Program
The Home Investment Partnerships Program (HOME)
was created under the Cranston Gonzalez National
Affordable Housing Act enacted in November 1990.

HOME funds are awarded annually as formula grants
to participating jurisdictions. HUD establishes Home
Investment Trust Funds for each grantee, providing a
line of credit that the jurisdiction may draw upon as
needed. The program’s flexibility allows states and
local governments to use HOME funds for grants,
direct loans, loan guarantees, or other forms of credit enhancement or rental assistance or security deposits.

Acquisition
Rehabilitation
Homebuyer Assistance
Rental Assistance
Housing Choice
Voucher (HCV)
Rental Assistance
(Section 8)
Provides rental assistance payments to owners of
market-rate properties on behalf of very low-income
tenants.

Rental Assistance
Section 811
Provides grants to nonprofit developers of supportive
housing for disabled persons. The grants may be used
to construct or rehabilitate group homes, independent
living facilities, and intermediate care facilities. The grants may also have a rental assistance component.

Acquisition
Rehabilitation
New Construction
Rental Assistance

City of Yuba City –2021-2029 Housing Element Update 128 Program Name Description Eligible Activities
Section 203(k)
Provides fixed-rate, low-interest loans to
organizations wishing to acquire and rehabilitate
property.

Land Acquisition
Rehabilitation
Refinancing of Existing
Debt
Section 202 Grants to private nonprofit developers of supportive housing for very low-income seniors. New Construction
Low-Income
Housing Tax
Credits (LIHTC)
In 1986, Congress created the federal Low-Income
Housing Tax Credits to encourage private investment
in the acquisition, rehabilitation, and construction of low-income rental housing. Because high housing
costs in California make it difficult, even with federal credits, to produce affordable rental housing, the
California legislature created a state low-income
housing tax credit program to supplement the federal
credit. The state credit is essentially identical to the federal credit, the Tax Credit Allocation Committee
allocates both, and state credits are only available to projects receiving federal credits. Twenty percent of
federal credits are reserved for rural areas and 10
percent for nonprofit sponsors. To compete for the
credit, rental housing developments have to reserve
units at affordable rents to households at or below 46
percent of area median income. The targeted units
must be reserved for the target population for 55
years.

New Construction
Mortgage Credit
Certificate Program
Offers income tax credits to first-time homebuyers.

The County distributes the credits. Homebuyer Assistance Supportive Housing
Program (SHP)
Offers grants to agencies who offer supportive
housing and services to the homeless.

Transitional Housing
Housing for Disabled
Persons
Supportive Housing
Support Services
Community
Reinvestment Act
The Community Reinvestment Act (CRA), enacted
by Congress in 1977, is intended to encourage
depository institutions to help meet the credit needs
of the communities in which they operate, including
low- and moderate-income neighborhoods, consistent
with safe and sound banking operations. The CRA
requires that each insured depository institution’s
record in helping meet the credit needs of its entire
community be evaluated periodically. That record is
taken into account in considering an institution’s
application for deposit facilities, including mergers
and acquisitions.

New Construction
Rehabilitation
Acquisition
Support Services
Supportive Housing
Homebuyer Assistance

City of Yuba City –2021-2029 Housing Element Update 129 Program Name Description Eligible Activities
State Programs
Emergency
Solutions Grant
Awards grants to nonprofits for the provision of
shelter support services. Support Services
Multifamily
Housing Program
(MHP)
Provides loans for new construction, rehabilitation,
and preservation of affordable rental housing.

Payments on the loans are deferred for a specified
period of time.

New Construction
Rehabilitation
Preservation
CalHOME
Provides grants to local governments and nonprofit
agencies for homebuyer assistance, rehabilitation, and
new construction. The agency also finances
acquisition, rehabilitation, and replacement of
manufactured homes.

Homebuyer Assistance
Rehabilitation
New Construction
California Self-Help
Housing Program
Provides grants for the administration of mutual selfhelp housing projects.

Homebuyer Assistance
New Construction
Administrative Costs
Emergency Housing
and Assistance
Program
Provides grants to support emergency housing.

Shelters
Transitional Housing
Affordable Housing
and Sustainable
Communities
Program
Provides funding to support infill development
projects with the goal of reducing greenhouse gas
emissions.

New Construction
Rehabilitation
Veterans Housing
and Homeless
Prevention Program
Provides funding to buy, construct, rehabilitate or
preserve affordable multifamily housing for veterans
and their families.

Acquisition
Construction
Rehabilitation
Preservation
SB2 – Building
Jobs and Homes
Act
Provides planning grant funding to jurisdictions for
plans and process improvements that will help to
accelerate housing production.

Technical Assistance
Planning Document
Updates
Local Early Action
Planning (LEAP)
Grants
The Local Action Planning Grants (LEAP), provides
over-the-counter grants complemented with technical
assistance to local governments for the preparation
and adoption of planning documents, and process
improvements that:

Accelerate housing production
Facilitate compliance to implement the sixth-cycle
Regional Housing Needs Assessment.

Housing element updates
Updates to zoning, plans
or procedures to
increase/accelerate
housing production
Pre-approved
architectural and
site plans
Establishing State-defined
Pro-housing policies
See complete list in
program materials

City of Yuba City –2021-2029 Housing Element Update 130 Program Name Description Eligible Activities
No Place Like
Home
Through a County application process, provides loans
to acquire, develop, preserve, or rehabilitate
permanent supportive housing facilities.

Permanent Supportive
Housing
Infrastructure Infill
Grant
Provides gap financing for infrastructure
improvements necessary to support the development
of affordable infill housing.

Infrastructure
Improvements
Local Housing
Trust Fund Program
Provides matching grants to funds provided by Local
Housing Trust Funds.

Site Acquisition
Site Development
Homebuyer Assistance
Transitional Housing
Emergency Shelter
Multifamily Housing
Transit Oriented
Development
Program
Supports the development of affordable multifamily
rental housing near transit stations through lowinterest loans.

New Construction
Rehabilitation
Infrastructure
Improvements
CalHFA Programs
Affordable Housing
Partnership
Program (AHPP)
Provides lower interest rate CalHFA loans to
homebuyers who receive local secondary financing. Homebuyer Assistance Self-Help Builder
Assistance Program
Provides lower interest rate CalHFA loans to ownerbuilders who participate in mutual self-help housing projects. Also provides site acquisition, development
financing, and construction financing for self-help
projects.

Homebuyer Assistance
Site Acquisition
Site Development
Home Construction
California Housing
Assistance Program
Provides 3% silent second loans in conjunction with
97% CalHFA first loans to give eligible homebuyers
100% financing.

Homebuyer Assistance
Extra Credit
Teacher Program
Provides $7,500 silent second loan with forgivable
interest in conjunction with lower-interest-rate
CalHFA first loans to assist eligible teachers in
buying homes.

Homebuyer Assistance
Housing Enabled by
Local Partnerships
Provides 3% interest rate loans, with repayment terms
up to 10 years, to local government entities for locally determined affordable housing priorities.

Wide Range of Eligible
Activities
Predevelopment
Loan Program
The California Department of Housing and
Community Development (HCD) administers the
program, which provides funds to pay the initial costs
of developing affordable housing developments.

Priority is given to applications with matching
financing from local redevelopment agencies or
federal programs.

Pre-development

City of Yuba City –2021-2029 Housing Element Update 131 Program Name Description Eligible Activities
Multifamily
Housing Program
HCD conducts the acquisition and rehabilitation
component of the Multifamily Housing Program to
acquire and rehabilitate existing affordable rental
housing. Priority is given to projects currently subject to regulatory restrictions that may be terminated.

Assistance is provided through low interest
construction and permanent loans. Eligible applicants
include local government agencies, private nonprofit
organizations, and for-profit organizations.

Rental Acquisition
Rental Rehabilitation
Transitional
Housing Program
for Emancipated
Foster/Probation
Youth (THP-Plus)
This program provides funds for housing and services
for persons who need support services for transitionage youth.

Supportive Housing
Foster Care
Special Needs
Housing Program
Allows local governments to use Mental Health
Services Act (MHSA) funds to finance the
development of permanent supportive rental housing.

New Construction
Supportive Housing
Home Mortgage
Purchase Program
CalHFA sells bonds to raise funds for providing
below-market-rate loans to qualifying first-time
homebuyers.

Homebuyer Assistance
Local Programs and Private Sources
Federal Home Loan
Bank System
Facilitates affordable housing programs (AHP),
which subsidize the interest rates for affordable
housing. The San Francisco Federal Home Loan
Bank District provides local service in California.

Interest rate subsidies under the AHP can be used to
finance the purchase, construction, and/or
rehabilitation of rental housing. Very-low-income
households must occupy at least 20% of the units for
the useful life of the housing or the mortgage term.

Acquisition
New Construction
Rehabilitation
Tax Exempt
Housing Revenue
Bond
Housing mortgage revenue bonds can be provided,
which require the developer to lease a fixed
percentage of the units to low-income families at
specific rental rates.

New Construction
Rehabilitation
Acquisition
Federal National
Mortgage
Association (Fannie
Mae)
Fannie Mae offers a variety of mortgages, including
traditional fixed-rate, low down-payment for
underserved low-income areas, and mortgages that
fund the purchase and rehabilitation of a home.

Homebuyer Assistance
Rehabilitation
California
Community
Reinvestment
Corporation
Nonprofit mortgage banking consortium designed to
provide long-term debt financing for affordable
multifamily rental housing. Nonprofit and for-profit
developers contact member banks.

New Construction
Rehabilitation
Acquisition
Freddie Mac
HomeOne and
Renovation
Mortgages
Provides down-payment assistance to first-time
homebuyers and second mortgages that include a
rehabilitation loan.

Homebuyer Assistance
Rehabilitation

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City of Yuba City –2021-2029 Housing Element Update 133 8 Program Accomplishments
This chapter assesses the achievements of the 2013–2021 Housing Element, in accordance with state housing law.

Review of Policies and Implementing Actions
Table 8-1 provides a summary of the City’s progress with regard to implementing programs contained in the 2013–2021 Housing Element, the effectiveness of these programs, and whether the programs will be continued in the 2021–2029 Housing Element.

Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs. As shown in the Review of Previous Housing Element matrix (Table 8-1), the 2013 - 2021 Housing Element included several programs that addressed housing for chronically homeless and persons with disabilities, housing for extremely low-income households, and farmworker housing. Some of the accomplishments are highlighted below:
 The City approved a new a new, 40-unit apartment complex, New Haven Court, which opened in April 2021. New Haven Court is managed in partnership by Hands of Hope and Sutter-Yuba Behavior Health and provides housing for special-needs populations (chronically homeless and persons with disabilities) earning up to 50% Area Median Income (AMI). The City offered development fee reductions and permitted reduced parking requirements to support the development of the New Haven Court project.
 In January 2021, the City approved a 176-unit affordable apartment complex, Richland Village Project, to house individuals and families for income levels ranging from 30% or below to a maximum of 60% AMI. The City offered reduced development impact fees to support the development of this project.
 The Housing Authority developed a 10-unit farmworker project located in Richland Housing that was completed in 2015. The Housing Authority maintains 190 units of farmworker housing at Richland Farm and an additional 99 beds of migrant worker housing at its Richland Public Housing.

City of Yuba City –2021-2029 Housing Element Update 134 Program Progress Continue/Modify/Remove
H-A-1 Continue to enforce City building, fire, health, and zoning codes to remedy existing pockets of blight and deterioration to conserve and improve the condition of existing affordable housing stock in coordination with rehabilitation and other infrastructure improvement programs. This includes continuing to offer Single-Family and Multi-Family Rehabilitation Programs and continuing to partner with a rehabilitation housing consultant to offer the Housing Rehabilitation Program. Conduct a Housing Condition Survey prior to completion of the 6th cycle Housing Element update.

The City met periodically with the Regional Housing Authority’s rehabilitation consultant to target efforts as a part of their ongoing partnership. The Regional Housing Authority continued to offer the Housing Rehabilitation Program for single-family housing.

Over the planning period, 15 homes were rehabilitated through the Housing Rehabilitation Program. The City received Community Development Block Grant (CDBG) funding in 2018 ($650,001), 2019 ($647,714), and 2020 ($666,760) to provide rehabilitation loans, among other activities. The City has not received any recent requests to assist with multifamily rehabilitations. In 2018, the City received HOME funds ($500,000), a portion of which supported rehabilitation loans. The Housing Condition Survey was not completed. The City continues to monitor housing conditions through Code Enforcement and the Building Department.

Continue and update
H-A-2 Continue the City’s policy which allows for second family residences within single-family residential neighborhoods by reducing lot coverage requirements and allowing for tandem parking when setback requirements are met. In addition, the zoning code will be amended to allow second family residences in all residential zones as follows:
 Amend the zoning code to allow second family
residences (second units) ministerially in the R-2 and R-3 zones per state law.

The City amended the zoning code to allow accessory dwelling units (ADUs; second units) ministerially in the R-2 and R-3 zoning districts to comply with state law.

Modify: City will continue to monitor all state ADU laws and update the zoning code as needed. City will promote ADU construction.

City of Yuba City –2021-2029 Housing Element Update 135 Program Progress Continue/Modify/Remove
H-A-3 The City will amend the zoning code to address the requirements of AB 2634 and allow single-room occupancy (SRO) housing without a use permit in the C zones as other residential uses are regulated in the City’s zoning code. SROs are one housing type appropriate for extremely low-income households.

The City has not yet amended the zoning code to allow single-room occupancy (SRO) housing in the C zoning district.

Continue
H-A-4 The City will continue to ensure that zoning standards and development requirements facilitate the construction of a diversity of housing types, including apartment complexes, group housing, and townhomes in order to meet the needs of all households and income levels. Understanding that higher-density housing often means more affordable housing, the City will continue to encourage development at the higher end of the density range in land designated as low/medium and medium/high density residential in the General Plan through the following actions:
 Provide density bonuses in accordance with
Sections 65915 through 65918 of the California Government Code.  Continue to negotiate alternative development
standards such as alternative parking standards, street improvement standards, maximum density, and lot coverage.

The zoning code allows density bonuses. In 2021, the City approved a multifamily housing project with 176 units through a density bonus. This project, Richland Village, is located on 170 Bernard Drive abutting the Sutter County Airport property. It will include 8 multiunit buildings with a community center. Staff continues to encourage the development of a diversity of housing types through promoting alternative development opportunities such as density bonuses when they meet with interested developers.

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City of Yuba City –2021-2029 Housing Element Update 136 Program Progress Continue/Modify/Remove
H-A-5 Develop regulations for condominium conversions that minimize displacement of lower-income residents and prevent the loss of affordable housing units; conversions can be allowable as an opportunity for homeownership for current residents.

The zoning code regulates condominium conversions
in accordance with the intent of this program.

Remove
H-B-1 The City will continue to apply for additional funding, as funding becomes available, to encourage and facilitate the purchase of affordable housing units by low-income households through the First-Time Home Buyers Program.

The City has continued to apply for HOME and CalHome funding. In 2018, the City received HOME funds ($500,000), a portion of which supported firsttime homebuyer loans. During the planning period, 16 first-time homebuyers were assisted with loans.

Continue
H-B-2 Continue to strive to increase the number of extremely low-, very low-, and low-income households receiving rental assistance and support applications by the Regional Housing Authority of Sutter & Nevada Counties for Section 8 Housing Choice Vouchers as well as Article 34 referenda requests. In addition, support increase in the number of these types of households receiving rental assistance through Tenant Based Rental Assistance via HOME.

The City continued to work with Regional Housing Authority to expand the use of Housing Choice Vouchers (Section 8) in Yuba City. Through its partnership with the Regional Housing Authority, Yuba City increased housing opportunities for Housing Choice Vouchers. At the time of this update, there are 576 vouchers in use in Yuba City. There were no Article 34 referendum requests made during the planning period.

Continue
H-B-3 Continue to monitor federal-, state-, and locally funded units at risk of conversion to market rate. There are 153 units at risk during the 2013–2021 planning period. The City will take the following actions to alleviate the loss of units at risk due to conversion to market-rate units.

The City maintained updated lists of affordable units,
contacted owners, and worked with nonprofits. The 153 units that were at risk during the 2013-2021 planning period did not convert to market rate. The City continues to monitor the status of affordable units.

Continue

City of Yuba City –2021-2029 Housing Element Update 137 Program Progress Continue/Modify/Remove
H-B-3 (Continued) On an annual basis the City will update its list of subsidized rental properties and identify those units at risk of converting to market-rate units. The City will contact owners of units at risk of converting regarding their interest in selling properties or maintaining the rental units as affordable units. The City will work with property owners to identify and apply for federal, state, and local subsidies to ensure the continued affordability of housing units. The City will maintain a list of nonprofit agencies interested in acquisition/rehabilitation of at-risk units and inform them of the status of such units. The City will work with nonprofit agencies to identify and apply for federal, state, and local subsidies to assist with providing funding for the acquisition and rehabilitation of at-risk projects. The City will provide to tenants of at-risk units referral and contact information regarding tenant rights and conversion procedures, as well as information regarding other affordable housing opportunities within the city. H-C-1 The City will utilize its GIS system to identify vacant infill sites within the city, where services are already available, to be targeted for new affordable housing development. These sites are currently identified in the Land Inventory of this Housing Element and available at the City’s Planning Department. The City will advertise on its website a list of vacant infill sites to facilitate the development of new affordable housing.

The Housing Element Land Inventory Map is available at the City’s Planning Department and staff are available to discuss infill sites as developers inquire, this is common practice at the City.

Delete

City of Yuba City –2021-2029 Housing Element Update 138 Program Progress Continue/Modify/Remove
H-C-2 The City will continue to negotiate written agreements with the County to transfer RHNA fair share allocations due to annexations of vacant land designated for residential use and establish the standards and conditions that will subsequently be applied on a project-by-project basis. The success of written agreements developed will be evaluated and any findings incorporated into the future contracts in order to adequately provide for regional fair share housing needs. Additionally, the City will work with the County and SACOG to incorporate changes to target adjustments to RHNA allocations established in agreements in subsequent Housing Element updates.

The City annexed 233.1 acres of land from the County and worked with the Sacramento Area Council of Governments (SACOG) to adjust the Regional Housing Needs Allocation (RHNA) as necessary. In the 2013-2021 projection period, the adjustment was 2,679 units. In the 2021-2029 projection period, the adjustment is 3,308 units.

Delete, the County does not have any annexations planned during the 6th cycle projection period.

H-C-3 In order to continue to meet affordable housing needs, Sutter County will assist in obtaining funding for any planned affordable housing projects that are to be annexed. Annexation agreements/written documents will identify any such projects and will outline joint funding strategies.

The annexations that took place during the planning period consisted of pre-existing developed properties and did not include any planned affordable housing projects.

Modify to continue to collaborate with Sutter County on joint funding strategies for affordable housing.

H-C-4 Annually estimate the amount of vacant land available for single-family and multiple-family residential housing within the City’s sphere of influence. When the remaining dwelling unit capacity of that land falls below an estimated supply necessary for a three-year period, the Planning Department shall recommend amendments to the Planning Commission and City Council to increase the supply.

The City continues to monitor sites to ensure there are sufficient sites to meet the RHNA.

Delete, the city has sufficient sites within the city limits and does not need to monitor sites within the sphere of influence (SOI).

City of Yuba City –2021-2029 Housing Element Update 139 Program Progress Continue/Modify/Remove
H-C-5 To ensure that there is a sufficient supply of multifamily zoned land to meet the City’s RHNA, the City will encourage lot consolidations to combine small residential lots into larger developable lots by annually meeting with local developers to discuss development opportunities and incentives for lot consolidation to accommodate affordable housing units. In addition, the City will allow administrative processing of lot consolidation. As developers/owners approach the City interested in lot consolidation for the development of affordable housing, the City will offer one or more of the following incentives on a project-by-project basis:
 Allow affordable projects to exceed the maximum
height limits.
 Lessen set-backs.  Reduce parking requirements.  The City will also consider offsetting fees (when financially feasible).

The City did not receive any projects that proposed lot consolidation to develop multifamily development. The City did not hold formal annual meetings with local developers to discuss development opportunities but was and is available to discuss sites upon developer inquires. The City will continue to encourage lot consolidations and promote incentives to support the development of multifamily housing.

Continue
H-C-6 During the period of the 2013–2021 Housing Element update, the City will annex land within the Lincoln East Specific Plan Area (LESP) to help to accommodate the City’s RHNA. Approximately 50 acres are zoned for high density multifamily residential use at a density range of 12-36 units per acre with an average density of 24 units per acre. The LESP includes a minimum 10% affordable housing goal and allows owner-occupied and multifamily rental residential uses by right, without discretionary approval.

The Lincoln East Specific Plan (LESP) area was not annexed during the planning period. Previously anticipated development became financially infeasible due to lack of infrastructure, land processing costs, required phasing and mitigation.

Delete

City of Yuba City –2021-2029 Housing Element Update 140 Program Progress Continue/Modify/Remove
H-C-6 (Continued) The City will amend the LESP to require a minimum density of 20 units per acre and allow residential uses only on enough acres to ensure a minimum of 529 units will be developed on sites zoned medium high density to accommodate the identified shortfall of units affordable to lower-income households. The City has worked with the Sutter County Local Agency Formation Commission (LAFCO) on the proposed annexation and will continue to work with the property owners to move towards annexation of the LESP area. To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City will continue to annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City’s RHNA. The LESP area represents an important opportunity for higher density sites. As part of the inventory monitoring, the City will specifically review progress in annexing these areas annually. If the annexation is not completed, the City will identify and rezone adequate sites to meet the lower-income RHNA by December 31, 2016. The City will report its progress to HCD on an annual basis in its annual reports, pursuant to Government Code Section 65400.

City of Yuba City –2021-2029 Housing Element Update 141 Program Progress Continue/Modify/Remove
H-D-1 Continue and expand, where feasible, partnerships with for-profit or nonprofit housing organizations to provide affordable housing. Consider contracting with additional organizations to provide housing services and information for special needs groups within the City.

The City continues to partner with the Regional Housing Authority to provide affordable housing. The City approved a new, 40-unit apartment complex, New Haven Court, which opened in April 2021. New Haven Court is managed in partnership by Hands of Hope and Sutter-Yuba Behavior Health and provides housing for special-needs populations (chronically homeless and persons with disabilities) earning up to 50% Area Median Income (AMI).

Continue
H-D-2 Continue to work with Sutter County, the farm industry, and neighborhoods where housing projects are proposed to facilitate the provision of farmworker housing. Assist in meeting the housing needs of farmworkers in and around Yuba City. The City will work with the County, develop a list of sites with the appropriate zoning suitable for farmworker housing and assist the County and other development partners in the form of technical assistance with the preparation of the application for farmworker housing funds as the need arises. Additionally, when funding is available, the City will provide matching funds for the County and other development partners that plan to provide new farmworker housing units and encourage the development of units targeted toward single farmworkers. Consider adding priority processing for applications to develop housing for farmworkers. When and if necessary, engage residents of neighborhoods around potential farmworker housing sites in a public workshop to discuss current laws surrounding the siting of farmworker housing and promote discussion to circumvent unnecessary confrontation.

The Housing Authority takes the lead on farmworker housing in the City. The City continues to support the Housing Authority’s efforts. The Housing Authority developed a 10-unit farmworker project located in Richland Housing that was completed in 2015. The Housing Authority maintains 190 units of farmworker housing at Richland Farm and an additional 99 beds of migrant worker housing at its Richland Public Housing.

Continue

City of Yuba City –2021-2029 Housing Element Update 142 Program Progress Continue/Modify/Remove
H-D-3 The City will continue to encourage diversity in unit size within multiple-family housing projects and to be proactive in the development of three- and four-bedroom housing units for large families by granting priority funding for projects which include three or more bedrooms.

The City continued to encourage diversity in unit size. Delete H-D-4 The City will, as required by SB 2, amend the zoning code for transitional and supportive housing as a residential use in all zones allowing residential uses, subject only to those restrictions that apply to other residential uses of the same type in the same zone and without any discretionary action. The zoning code will also be amended to include the following definitions related to transitional and supportive housing per Government Code Sections 65582(f), (g) and (h):
 “Supportive housing” means housing with no
limit on length of stay, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.  “Target population” means persons with low
incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with The City is completing an update to its other General Plan elements and Zoning Code concurrently with this Housing Element update. These definitions will be added as a part of the update process. This program was updated to meet state law requirements.

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City of Yuba City –2021-2029 Housing Element Update 143 Program Progress Continue/Modify/Remove
H-D-4 (Continued)
Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.  “Transitional housing” means buildings
configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.

H-D-5 In order to remove constraints on housing for persons with disabilities under guidelines set forth in the Fair Housing Act, provide a reasonable accommodation procedure that is available to individuals with disabilities and their representatives as well as providers of housing for individuals with disabilities. Evaluate the zoning regulations for ADA compliance and formalize a provision for reasonable accommodations for persons with disabilities that will be separate from a variance or use permit. When updating the zoning and building code to include a reasonable accommodation measure the City will reference the model ordinance and examples provided to the City by HCD to open housing opportunities to individuals with disabilities. Provide safeguards on privacy interests of applicants and providers. Provide an opportunity for appeal of adverse decisions by aggrieved applicants.

The City currently follows the Fair Housing Act and will continue this program to create model ordinance for reasonable accommodations.

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City of Yuba City –2021-2029 Housing Element Update 144 Program Progress Continue/Modify/Remove
H-D-6 Continue to offer specific incentives for development of individual or group-care housing affordable to the City’s senior and special needs populations through City-specific density bonuses (in addition to state requirements), reduced parking requirements, and development fee reductions for projects at infill localities.

The City approved a 40-unit apartment complex, New Haven Court, which opened in April 2021 and provides housing to special-needs populations (chronically homeless persons and persons with disabilities) earning less than 50% AMI. The City offered development fee reductions and permitted reduced parking requirements to support the development of the New Haven Court project.

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H-D-7 Continue to promote equal housing opportunities to educate residents, developers, nonprofit organizations, and decision-makers on Fair Housing, including holding an annual fair housing fair. Continue to provide notice and information on fair housing rights and responsibilities by providing information at the Development Services Department counter, on the City’s website, and other centers and public facilities throughout the community. The City will disseminate information in languages other than English and where appropriate through various forms of nonwritten media. Refer known incidents of discrimination in lending practices and the sale or rental of housing to US Department of Housing and Urban Development (HUD), California Department of Fair Employment and Housing, and California Department of Consumer Affairs and/or California Rural Legal Assistance for action.

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. The City complies with fair housing law regarding complaints by referring fair housing cases to the United States Department of Housing and Urban Development’s (HUD’s) Office of Fair Housing and Equal Opportunity (FHEO), 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.

Revise to address AB 686/continue

City of Yuba City –2021-2029 Housing Element Update 145 Program Progress Continue/Modify/Remove
H-D-8 The City will work with housing providers to ensure that special housing needs and the needs of lower-income households are addressed for seniors, large families, female headed households, female-headed households with children, persons with disabilities and developmental disabilities, extremely low-income households, and homeless individuals and families. The City will seek to meet these special housing needs through a combination of regulatory incentives, zoning standards, new housing construction programs, and supportive services programs. The City will promote market-rate and affordable housing sites, housing programs, and financial assistance available from the city, county, state and federal governments. In addition, as appropriate, the City will apply or support others’ applications for funding under state and federal programs designated specifically for special needs groups and other lower-income households such as seniors, persons with disabilities, extremely low-income households, and persons at risk for homelessness.

The City approved a 40-unit apartment complex, New Haven Court, which opened in April 2021 and provides housing to special-needs populations (chronically homeless persons and persons with disabilities) earning less than 50% AMI. The City offered development fee reductions and permitted reduced parking requirements to support the project. In January 2021, the City approved a 176-unit affordable apartment complex, Richland Village Project, to house individuals and families earning up to 60% AMI. The City offered reduced development impact fees to support the development of this project.

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H-D-9 To comply with the state Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6), the City will amend the zoning code to treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Section 17021.5). The zoning code will also be amended to treat employee housing consisting of no more than 12 units or 36 beds as an agricultural use and permitted in the same manner as other agricultural uses in the same zone (Section 17021.6) in zones where agricultural uses are permitted.

The City currently allows for farmworker housing and will amend their zoning code to meet state law.

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City of Yuba City –2021-2029 Housing Element Update 146 Program Progress Continue/Modify/Remove
H-E-1 Incorporate energy conservation measures as an integral part of housing rehabilitation programs. Provide free information to residents on energy conservation and available programs at the Development Services Department counter and on the City’s website, and feature energy conservation as an important part of the annual Housing Fair.

The City developed marketing material through the Sutter-Butte Energy Program to provide energy conservation to community members from 2013 to 2017. The marketing materials were included with water bills, provided as counter brochures, and promoted in a social media campaign. Additionally, the City distributed energy conservation information at multiple annual events, including the Yuba-Sutter Fair, Downtown Summer, and Winter Stroll.

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H-E-2 Encourage participation in PG&E's Community Resource Project Inc., home energy audits, weatherization and minor home repair programs, particularly for extremely low-, very low- and low-income households. Information on these programs will be provided via brochures available at the Development Services Department counter, on the City’s web site, and at the annual Housing Fair.

Through its participation in the Local Governments Partnership with PG&E and the Sutter Buttes Energy Watch, the City encouraged participation in PG&E’s Community Resource Project Inc., home energy audits, weatherization, and minor home repair programs. Marketing materials were included in water bills, provided as counter brochures, and promoted in social media campaigns. Additionally, the City distributed weatherization information at multiple annual events, including the Yuba-Sutter Fair, Downtown Summer, and Winter Stroll.

Combine with H-E-1

City of Yuba City –2021-2029 Housing Element Update 147 9 Housing Program Schedule, 2021-2029
The following policies and actions provide a systematic program for achieving Yuba City’s fair share of regional housing needs, maintaining the existing housing stock, providing affordable housing, facilitating the production of a wide range of housing types, and facilitating the incorporation of energy-efficient materials and technology in new and existing housing units. Each implementing action contains a specific objective and identifies a timeline, responsible agency, and resources for the accomplishment of that objective. The City will strive to meet or exceed the quantified objectives. The quantified objectives are based on realistic expectations given funding expected to be available, anticipated staffing levels, capacity of service providers, and future housing market projections during the eight-year period of the Housing Element.

Regulatory Requirements and Incentives
Policy H-A Provide regulatory incentives to ensure the construction and maintenance of safe and sanitary housing with adequate public services for existing and future residents of the city.

H-A-1 Conservation of Existing Housing. Continue to enforce City building, fire, health, and zoning codes to remedy existing pockets of blight and deterioration to conserve and improve the condition of existing affordable housing stock in coordination with rehabilitation and other infrastructure improvement programs. This includes continuing to offer Single-Family and Multifamily Rehabilitation Programs and continuing to partner with a rehabilitation housing consultant to offer the Housing Rehabilitation Program. The City will explore the feasibility of allowing the Owner Occupied Rehabilitation Program to pay for solar panels for low-income households, particularly seniors. Additionally, the City will meet with the Reginal Housing Authority to identify and apply for funding opportunities to provide relocation assistance to residents at risk of displacement due to rehabilitation needs. The City will collaborate with the Housing Authority to target efforts in the rehabilitation assistance programs in areas of concentrated poverty, particularly in low resource areas, to reduce displacement risk for lower-income households due to housing condition or cost of repairs. The City will provide informational marketing materials in languages other than English, as needed. The City will create a program to prevent displacement and mitigate relocation impacts as a result of code enforcement activities.

Responsible Agency: Development Services Department
Timeline: Meet annually with rehabilitation housing consultant regarding the Housing Rehabilitation Program. Develop the code
enforcement program that mitigates displacement and relocation impacts on residents within one year of the adoption of this Housing Element. Collaborate with the Regional Housing
Authority to identify potential funding relocation resources for displaced or at risk of displacement residents within one year of adopting this housing element.

Funding/Resources: General Fund, Permit Fees, Community Development Block Grant (CDBG)

City of Yuba City –2021-2029 Housing Element Update 148 Quantified Objective: Support 30 rehabilitated units through housing rehabilitation programs and conserve 120 homes where maintenance is
completed as a result of code enforcement efforts. Prevent displacement of 15 households. Mitigate relocation impacts for 5 households.

H-A-2 Accessory Dwelling Units. Continue the City’s policy that allows for accessory dwelling units (ADUs) within single-family residential neighborhoods by reducing lot coverage requirements and allowing for tandem parking when setback requirements are met. In addition, the zoning code will be amended to allow ADUs and Junior ADUS (JADUs) in all zones where residential structures are allowed (R-1, R-2, R-3, C-1, C-2, C-3 and C-O), in accordance with Assembly Bill (AB) 2299 and Senate Bill (SB) 1069. The City will also promote ADU construction through informational brochures on the permitting process and benefits of second unit development that will be available at City buildings and on the City’s website. The City will identify and offer incentives for ADU development. The City will provide preapproved ADU plans. The City will emphasize the benefits of ADUs to property owners in high resource areas to encourage construction in these areas to improve mobility options for lower-income households and to increase housing supply to meet shortages of affordable units and housing overall as a result of displacement due to the Camp Fire. The intent of increasing the supply of ADUs is to aid in reducing displacement risk due to housing supply and costs.

Responsible Agency: Development Services Department
Timeline: Update the Zoning Code to comply with state law within one year of Housing Element adoption; develop informational materials by March 2022.

Funding/Resources: General Fund.

Quantified Objective: 40 ADUs produced during the planning period to increase supply and prevent displacement of lower-income households. 20 of the 40 in high or moderate resource areas to encourage housing mobility.

H-A-3 Facilitate a Variety of Housing Types. The City will continue to ensure that zoning standards and development requirements facilitate the construction of a diversity of housing types, including apartment complexes, group housing, and townhomes to meet the needs of all households and income levels. Understanding that higher-density housing often means more affordable housing, the City will continue to encourage development at the higher end of the density range in land designated as low/medium- and medium/highdensity residential in the General Plan, with a special emphasis on high opportunity areas, through the following actions:
 Provide density bonuses in accordance with Sections 65915 through 65918 of the California Government Code.
 Continue to negotiate alternative development standards, such as increased height limits, alternative parking standards, street improvement standards, maximum density, and lot coverage.
 The City will encourage construction of affordable housing at a range of densities throughout the city, primarily in high resource areas, to combat the concentration of lower-income households downtown, improve housing mobility opportunities, and increase the supply of subsidized units in high resource areas.

Responsible Agency: Development Services Department

City of Yuba City –2021-2029 Housing Element Update 149 Timeline: Meet annually with developers to discuss barriers to constructing varied housing types; provide incentives as projects are proposed.

Funding/Resources: General Fund
Quantified Objective: 4 density bonus projects to serve senior and special-needs populations; 2 located in high or moderate resource areas. 88 bonus units are expected to be created through density bonuses. 1,544 homes for lower income households, 602 homes for
moderate-income households and 1,303 homes for above
moderate-income households.

H-A-4 Infrastructure Provision and Financing. Minimize infrastructure costs for residential development by identifying infrastructure needs and available sources of funding for infrastructure improvements. The City will analyze existing and potential infrastructure financing measures for their ability to meet infrastructure needs without an adverse impact to housing costs and identify and apply for state, federal or United States Department of Agriculture (USDA) infrastructure funding programs to support improvement efforts. The City shall monitor the cost of infrastructure and associated fees on development to determine whether they impact the production of housing and will develop a strategy to reduce costs for developers, if needed. The City will focus the implementation of this program in areas of concentrated poverty. The City will continue to implement its water fees financing program which provides a method for customers to have the connection and extension feesadded to their property taxes as a lien over a 10- year period, along with interest and administrative fees.

The City will continue to implement its water and wastewater fees financing program which provides a method for customers to have the connection and extension impact fees financed through property tax assessment over a 10-year period, along with interest and administrative fees. The fees financing program will be focused on promoting the development of multifamily housing in high resource areas to encourage housing mobility.

The City will implement its Water Treatment Plant and Distribution Master Plan (adopted in January 2019) and the Wastewater Treatment Facility and Collection System Master Plan (adopted August 2020) which identify specific infrastructure needs within the City, and continue to annually budget funds to perform those repairs and improvements of existing deficient utility infrastructure in low income areas of the City.

The City will continue to monitor and budget available water and wastewater funds to provide rehabilitation and improvements of deficient utilities in low income areas to comprehensively improve infrastructure and community amenities to promote equitable quality of life. The City will coordinate with SACOG through the Green Zones program to promote infill development and will work to find available resources to ensure utility infrastructure is in place to provide for housing development and redevelopment.

Responsible Agency: Development Services Department
Timeline: Annually evaluate measures and apply for at least three funding sources, as Notices of Funding Availability (NOFAs) are released. Monitor the cost of infrastructure and associated fees and amend infrastructure documents as needed as applications are processed though the Development Services Department.

City of Yuba City –2021-2029 Housing Element Update 150 Funding/Resources: Utility Rates, Development Impact Fees, State/Federal grants, General Fund USDA grants, General Fund
Quantified Objective: Improved infrastructure to provide adequate fire protection, water, and sewer services for the existing, approximately 1,577 homes and the anticipated infill of 83 additional homes in the CCSP, as a place-based strategy for preventing displacement.

Fee financing program participation for 2 multifamily
developments in high resource areas to encourage housing mobility and provide 200 lower income units.

H-A-5 Permit Streamlining Process. The City will establish a written policy or procedure and other guidance as appropriate to specify the Senate Bill (SB 35) streamlining approval process and standards for eligible projects, as set forth under California Government Code Section 65913.4.

Responsible Agency: Development Services Department
Timeline: Develop streamlining process within one year of Housing Element adoption.

Funding/Resources: General Fund, permit fees
H-A-6 Density Bonus. The City will codify the City’s density bonus ordinance in compliance with the state’s density bonus law (Government Code Section 65915, as revised) and will continue to offer specific incentives for the development of individual or group-care housing affordable to seniors and special-needs population through City-specific density bonuses, reduced parking requirements, and development fee reductions for projects in infill locations. The City will promote the availability of density bonuses to affordable housing providers to increase supply of subsidized units and will work with developers to identify sites for high density affordable housing in high resource areas outside of downtown.

Responsible Agency: Development Services Department
Timeline: Codify the density bonus ordinance within one year of adoption of the Housing Element; offer City-specific density bonuses as eligible projects are submitted.

Funding/Resources: General Fund, permit fees
Quantified Objective: 4 density bonus projects to serve senior and special-needs populations; 2 located in high or moderate resource areas. 88 bonus units are expected to be created through density
bonuses.88 units are expected to be created through density bonuses.

H-A-7 SB 2 Implementation. As part of the City’s SB 2 grant workplan, the City plans to complete focused work related to the minor update of the City’s General Plan to align it with current state laws. The update to the General Plan will help the City to establish, adopt, and implement objectives and policies to promote development of more by-right housing and sustainability.

City of Yuba City –2021-2029 Housing Element Update 151 The City plans to use SB 2 funding to further the following tasks related to the General Plan update:
 Community outreach and study sessions to identify updates and policy changes to be addressed.
 Preparation of a background report of existing conditions.  Update all required elements of the General Plan to meet new state law requirements.
 Review the City’s zoning code to identify immediate and future changes.  Conduct an environmental analysis and adopt a Supplemental EIR.

Responsible Agency: Development Services Department
Timeline: Complete the General Plan Update, Zoning Code Update, Environmental Analysis, and Public Outreach by July 2022.

Funding/Resources: SB 2 Grant
Quantified Objective: 183 units: 50 moderate-income units and 133 lower-income units to support housing mobility and prevent displacement
H-A-8 Objective Design Standards. As described in Section 6, Constraints, to comply with Government Code Section 65589.5, the City will update subjective design guidelines with objective standards, ensuring a balance between predictability for housing development applicants and flexibility in design choices. Objective design standards are defined in Government Code Sections 65913.4 and 66300(a)(7) as standards that “involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal.”
Responsible Agency: Development Services Department
Timeline: Complete Objective Design Standards by July 2022.

Funding/Resources: General Fund
Quantified Objective: Approve 50 lower-income units through a streamlined process using objective design standards that facilitate housing.

Funding
Policy H-B Provide incentives and programs to ensure the provision of extremely low-, very low-, low-, and moderate-income housing units to meet community needs.

H-B-1 First-Time Home Buyers Program. The City will continue to apply for additional funding, as funding becomes available, to support the Regional Housing Authority’s First-Time Home Buyer Program to encourage and facilitate the purchase of affordable housing units by low-income households. To assist low-income first-time home buyers to be purchase ready, the City will promote the free HUD-certified homebuyer courses that are offered locally. The City will provide materials in languages other than English, as requested. To encourage housing mobility, the City will collaborate with the Housing Authority to encourage use of the program in areas of high opportunity and resources and will assist first time home buyers in locating housing in high resource areas. Also, as a part of Program H-F-1, the City will support non-profit organizations in their efforts to

City of Yuba City –2021-2029 Housing Element Update 152 combat lending practices that disproportionately impact people in protected classes including race, color, national origin, religion, sex, age, or disability.

Responsible Agency: Development Services Department
Timeline: Apply for funding annually. Promote free HUD-certified homebuyer courses in an ongoing basis.

Funding/Resources: State-administered HOME, CalHome Program, Self-Help Homeownership Opportunity Program (federal)
Quantified Objective: Assist 12 first-time home buyers; 8 of the 12 in areas of concentrated poverty.

H-B-2 Housing Choice Voucher Program. Continue to strive to increase the number of extremely low-, very low-, and low-income households receiving rental assistance and support applications by the Regional Housing Authority of Sutter and Nevada Counties for Section 8 Housing Choice Vouchers as well as Article 34 referenda requests. In addition, support increase in the number of these types of households receiving rental assistance through Tenant Based Rental Assistance via HOME. Additionally, the City will direct residents of “at risk” units to obtain Section 8 vouchers to assist with connecting them with housing opportunities throughout Yuba City.

As City resources allow, to enhance housing mobility and access to higher opportunity areas, the City will:
 Conduct outreach to property managers in high resource areas with a low percent of vouchers to provide education on source of income discrimination and voucher programs and to encourage them to accept Section 8 assistance.  Compile information on organizations that provide pre- and post-move services to voucher holders.
 Collaborate with high performing school districts to attract a diversity of staff to serve lower income students particularly in low resource areas with high rates of diversity.
 Encourage collaboration between local governments and community land trusts as a mechanism to develop affordable housing in higher-opportunity areas.  Post information on the City’s website, including City-wide affordable rental registries
Responsible Agency: Regional Housing Authority of Sutter and Nevada Counties and Development Services Department
Timeline: Annually and ongoing.

Funding/Resources: State-administered HOME, Federal Section 8 Housing Choice Voucher Program funding
Quantified Objective: To provide housing choice and mobility options, cConserve 576 Section 8 vouchers in use in Yuba City. 50 percent of households targeted towards special needs groups, as defined by
Government Code Section 65583(a)(7)

City of Yuba City –2021-2029 Housing Element Update 153 H-B-3 At-Risk Housing Units. State law requires jurisdictions to provide a program in their housing elements to preserve publicly assisted affordable housing projects at risk of converting to market-rate housing. Units that are considered “at-risk” are subsidized lowincome housing projects whose subsidized contract expires within 10 years, putting the units at risk of being converted to market-rate and being lost as affordable housing. While there are no units whose contract is set to expire within 10 years, the Sutter Village and Live Oak Apartments have Section 8 contracts that require annual review and are therefore considered “at-risk.” Given this, there are 109 units at risk of conversion to market rate during the 2021-2029 planning period.

The City will continue to regularly refer to the list that the Housing Authority maintains of all dwellings within the city that are subsidized by government funding or low-income housing developed through local regulations or incentives and that the City will contact all property owners within three years of affordability expiration to discuss the City’s desire to preserve complexes as affordable housing and ask them to provide at least two years’ notice prior to the conversion of any units for lower-income households to marketrate units. Participation from agencies interested in purchasing and/or managing at-risk units will be sought. Coordinate with owners of expiring subsidies to ensure tenants receive the required notices at 3 years, 6 months, and 12 months, per state law. The City will work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law. The City shall contact entities such as California Rural Legal Assistance (CRLA) to assist renters.

If the City learns of any unexpected potential conversions or changes in ownership, the City will take the following actions:
 Meet with the owners (or their representatives) of the subsidized rental housing developments that are facing unexpected risk to the affordable units in a timely fashion, to discuss their plans for maintaining, converting, or selling their properties. If any of the owners indicate that the affordability of the units is at risk of conversion to market rate housing or that the owner intends to sell the property, the City will seek to facilitate the acquisition of the property by another for-profit or nonprofit entity to preserve the rental units as affordable housing. The City will not take part directly in negotiations regarding the property but will apply for state or federal funding on behalf of an interested nonprofit entity, if necessary, to protect the affordability of the rental units. The City will request that the property owners provide evidence that they have complied with state and federal regulations regarding notice to tenants and other procedural matters related to conversion, and the City will contact HUD, if necessary, to verify compliance with notice requirements.
 Work with the Housing Authority to ensure that low-income tenants displaced as a result of a conversion receive priority for federal housing vouchers.  Ensure that tenants are adequately notified throughout the preservation/acquisition process as to the status of their housing units, impacts of the ownership change or preservation process on occupancy and rents, their rights and responsibilities as tenants, and who to contact with questions or concerns. The City will work with the responsible entity (whether the existing property owner, the Housing Authority, a nonprofit entity, or a new for-profit entity) to distribute information and conduct tenant meetings, as needed, to keep residents informed of the preservation process, tenant options, and what to expect once the process has been completed.

Responsible Agency: Development Services Department

City of Yuba City –2021-2029 Housing Element Update 154 Timeline: Annually and ongoing.

Funding/Resources: General Fund and CDBG
Quantified Objective: Conserve 149 low-income rental units, especially the 109 units at Sutter Village and Live Oak Apartments that have Section 8 contracts that require annual review.

Adequate Sites
Policy H-C Continue to work with Sutter County on actions to fulfill Yuba City’s fair share of regional housing needs.

H-C-1 Regional Approach to Affordable Housing. To continue to meet affordable housing needs, the City will work with Sutter County to assist in obtaining funding for any planned affordable housing projects and develop joint funding strategies to subsidize and support the construction of affordable housing.

Responsible Agency: Development Services Department
Timeline: Within sixth months of the adoption of the housing element, and then on an annual basis, the City will contact Sutter County and local affordable housing developers.

Funding/Resources: General Fund
Quantified Objective: Assist 5 affordable housing developments with applying for funding. Target development of these developments in areas of concentrated overpayment to reduce displacement risk and in high opportunity areas to facilitate mobility for lower-income households.

H-C-2 Lot Consolidation for Multifamily Development. To ensure that there is a sufficient supply of multifamily zoned land to meet the City’s Regional Housing Needs Allocation (RHNA), the City will encourage lot consolidations to combine small residential lots into larger developable lots by annually meeting with local developers to discuss development opportunities and incentives for lot consolidation to accommodate affordable housing units. Although the City is not relying on small sites to meet any of the lower-income RHNA, the City recognizes the importance of encouraging lot consolidations to facilitate development. The City will encourage lot consolidation in high opportunity areas. In addition, the City will allow administrative processing of lot consolidation. As developers/owners approach the City interested in lot consolidation for the development of affordable housing, the City will offer one or more of the following incentives on a project-by-project basis:
 Allow affordable projects to exceed the maximum height limits.  Lessen set-backs.
 Reduce parking requirements.
 The City will also consider offsetting fees (when financially feasible).

Responsible Agency: Development Services Department
Timeline: Ongoing, as projects are proposed through the Development Services Department. Annually meet with local developers to discuss development opportunities and incentives for lot consolidation.

City of Yuba City –2021-2029 Housing Element Update 155 Funding/Resources: General Fund
Quantified Objective: Facilitate 5 consolidations of small residential lots into larger developable lots in high or moderate resource areas to facilitate mobility., 200 lower-income units in high opportunity areas to facilitate mobility.

H-C-3 Residential Demolitions. To mitigate the loss of affordable housing units, new housing developments shall be required to replace all affordable housing units lost due to new development. In accordance with Section 65583.2 subdivision (g), the City will also require replacement housing units subject to the requirements of Government Code, Section 65915, subdivision (c)(3) on sites identified in the site inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years. This requirement applies to:
 Non-vacant sites
 Vacant sites with previous residential uses that have been vacated or demolished.

In conjunction with the commitment in Program H-F-1 (Within one year of adoption of the Housing Element, create programs to prevent and mitigate displacement) the City will address residential demolitions as a cause of displacement and implement actions in accordance with State law to prevent or mitigate displacement as a result of residential demolitions.

Responsible Agency: Development Services Department
Timeline: Ongoing, the replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed, 2021–2029.

Funding/Resources: General Fund
Quantified Objective: Contained in the Quantified Objective of Program H-F-1.

H-C-4 Water and Sewer for Lower-Income Housing. In compliance with Chapter 727, Statues of 2004 (SB 1087), upon completion of the adopted Housing Element, the City will immediately deliver the Housing Element to the City’s Public Works Department local water and sewer providers, along with a summary of its regional housing needs allocation. a local government is responsible for immediately distributing a copy of the element to area water and sewer providers. In addition, the City’s Public Works Department water and sewer providers must grant priority for service allocations to proposed developments that include housing units affordable to lower-income households.

Responsible Agency: Development Services Department
Timeline: Within one month of Immediately upon adoption of the Housing Element, the City will deliver the Housing Element to the City’s Public Works Departmentlocal water and sewer providers. The City will ensure that proposed developments which include housing units affordable to lower-income households continue to receive priority water and sewer service.

Funding/Resources: General Fund

City of Yuba City –2021-2029 Housing Element Update 156 H-C-5 Residential Uses in Non-Residential Land Use Designations.

To increase flexibility in where and how residential uses are allowed, and thus increase mobility opportunities, the City will take a variety of actions. Including:
 The City will remove the Use Permit requirement for multifamily development in the C-1 and C-O zones.
 Currently, live/work residential uses are permitted in the General Plan Office and Office Park land use designations. The City commits to updating the General Plan and zoning code to allow additional residential uses in these areas.  Currently, residential uses are allowed in commercially designated areas if they are above a business. The City will update the General Plan and zoning code to provide greater flexibility in developing residential uses in one or more commercial zones, including allowing a building with all residential uses to occupy a portion of sites and by allowing sites to be developed with projects that are 100 percent residential uses.
 The City will provide incentives for mixed use and residential development in areas with non-residential land uses including offering expedited review process, density bonus, fee deferrals or reductions and modifications to setback, parking and height requirements. To encourage mixed use and residential development in areas with non-residential land uses, the City shall also provide outreach to attract and support affordable housing developers in the City, including developers of senior housing, extremely low-income units, and permanent supportive housing for persons with disabilities and developmental disabilities. The City will monitor the effectiveness of its efforts to offer incentives to developers. If this program is not effective, the City will immediately implement alternative strategies such as incorporating feedback from developers on how to better encourage residential development, as well as, considering residential performance standards and rezoning and redesignating sites to residential.
 The City will increase allowable heights in the C-1 zone to remove barriers to residential development.

Responsible Agency: Development Services Department
Timeline: Determine whether to expand residential uses and provide greater flexibility for residential development in commercial areas as part of the General Plan amendment process; amend the General Plan and zoning code to allow these uses, if needed, by July 2023. Conduct outreach to developers to promote residential development in non-residential zones and land use areas annually.

Funding/Resources: General Fund
Quantified Objective: 839 units developed in areas currently designated as Community Commercial, Neighborhood Commercial, Office and Office Park and Regional Commercial and affordable to households with lower incomes.

City of Yuba City –2021-2029 Housing Element Update 157 H-C-6 Residential By-Right for Developments with 20% Affordable To comply with AB 1397, sites with APNs 51-540-039, 51-062-010, 51-040-011 in the land inventory in this 6th cycle Housing Element shall be allowed to be developed for residential use by-right, in accordance with Government Code 65583.2(c). This by-right (without discretionary review) requirement is only for housing developments in which at least 20 percent of the units are affordable to lower-income households. The application of the requirement should not be used to further constrain the development of housing.

As such, housing developments that do not contain the requisite 20 percent would still be allowed to be developed according to the underlying (base) zoning. APNs 51-540-039, 51-062-010, 51-040-011 are currently zoned R-3, which does not require a Use Permit for multifamily housing development.

Responsible Agency: Development Services Department
Timeline: By May 15, 2024
Funding/Resources: General Fund
Quantified Objective: 183 units: 50 moderate-income units and 133 lower-income units to support housing mobility and prevent displacement.

H-C-7 2013-2021 and 2021-2029 Regional Housing Need
In order to meet state law requirements (Government Code Sections 65583(c)(1)(A) and 65583(c)(1)(B)) to address the 2013–2021 and 2021-2029 RHNA and to ensure a sufficient selection of sites are available for higher density development, the City shall amend the General Plan and the Zoning Codes, as needed, and as detailed in Chapter 5 provide adequate sites for 208 lower income units at a minimum of 20 dwelling units per acre on certain sites or in certain zones. The City will redesignate/rezone a minimum of

10.4 acres to Medium/High Density Residential – R-3 to meet this need. The sites redesignated/rezoned will allow up to 36 units per acre. At the minimum density of 20 units per acre, the redesignated/rezoned 10.4 acres would yield 208 units. At a realistic capacity of 25 units per acre, the redesignated/rezoned 10.4 acres could accommodate 260 units. The redesignated/rezoned sites must allow owner-occupied and rental multifamily housing “by right” without discretionary review if 20 percent or more of the units in a project proposed on the site are affordable to those with lower incomes. The redesignated/rezoned sites must be able to accommodate a minimum of 16 units per site.

At least half (50 percent) of these sites shall be designated/zoned for residential uses only, except that all of the very low and low-income housing need may be accommodated on sites designated for mixed uses if those sites allow 100 percent residential use and require that residential uses occupy 50 percent of the total floor area of a mixed-use project. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Water, sewer and dry utilities are either already available at sites that will be rezoned or the City will plan for extensions so that services will be available as needed.

Responsible Agency: Development Services Department
Timeline: Specific sites will be rezoned prior to May 15, 2022 Funding/Resources: General Fund
Quantified Objective: 208 units affordable to households with lower incomes to prevent displacement.

City of Yuba City –2021-2029 Housing Element Update 158 Special-Needs Housing
Policy H-D Facilitate the production of various housing types and densities to meet the needs of all income groups and ensure that housing opportunities are open to all without regard to race, color, age, sex, religion, national origin, family status, or physical handicap. The City shall seek to meet the special housing needs of individuals with disabilities and developmental disabilities, extremely low-, very low- and lowincomes, large families, senior citizens, farmworkers and their families, femaleheaded households with children, and others with special needs.

H-D-1 Partner with Housing Advocates. Continue and expand, where feasible, partnerships with for-profit or nonprofit housing organizations, including the Regional Housing Authority, to provide affordable housing for special-needs groups, including but not limited to low, very-low and extremely-low-income households. Consider contracting with additional organizations to provide housing services and information for special-needs groups within the City. Work with service providers so that City staff can to engage directly with their clients to hear firsthand the needs of the residents in Yuba City. Meet with organizations to identify sites for affordable housing in high resource areas and provide technical assistance, when requested, in identifying funding to subsidize units.

Increasing the supply of affordable housing and focusing this development in high resource areas will combat concentrations of lower-income households that currently exist in downtown and will provide opportunities for housing mobility.

Responsible Agency: Development Services Department
Timeline: Contact potential partners annually and as project opportunities arise.

Funding/Resources: State-administered HOME, CDBG, McKinney-Vento Continuum of Care funding.

Quantified Objective: Assist other agencies and nonprofits in providing financial assistance and affordable housing for at least eight 16 lowerincome households, preferably in moderate and high resource areas.

H-D-2 Farmworker Housing. Continue to work with Sutter County, the farm industry, and neighborhoods where housing projects are proposed to facilitate the provision of farmworker housing. Assist in meeting the housing needs of farmworkers in and around Yuba City. The City will work with the County to develop a list of sites with the appropriate zoning suitable for farmworker housing and assist the County and other development partners in the form of technical assistance with the preparation of the application for farmworker housing funds as the need arises. Additionally, when funding is available, the City will provide matching funds for the County and other development partners that plan to provide new farmworker housing units and encourage the development of units targeted toward single farmworkers. The City will provide priority processing for applications that include housing for farmworkers. When and if necessary, engage residents of neighborhoods around potential farmworker housing sites in a public workshop to discuss current laws surrounding the siting of farmworker housing and promote discussion to circumvent unnecessary confrontation.

Responsible Agency: Development Services Department

City of Yuba City –2021-2029 Housing Element Update 159 Timeline:
 Within two years of the adoption of the Housing Element for the development of a list in cooperation with Sutter County of farmworker housing sites.  Within two years of the adoption of the Housing Element for the consideration of adding priority processing of applications to develop housing for farmworkers.  City staff will be available on an ongoing basis to provide technical assistance with the preparation of funding applications for farmworker housing funds.  City staff will be available on an ongoing basis to provide public workshop(s), when necessary, to educate and promote discussion to circumvent unnecessary confrontation due to production of farmworker housing.

Funding/Resources: General Fund, USDA Rural Housing Services programs, Joe Serna Jr. Funds, California Tax Credit Allocation: Farmworker Housing Assistance Program
Quantified Objective: 80 units of farmworker housing to accommodate the applicants on the waitlist for Richland Farmworker Public Housing and prevent displacement.

H-D-3 Facilitate Construction of Special-Needs Housing. The City will remove barriers for special-needs groups, including but not limited to low, very-low and extremely-low-income households, by amending the zoning code to address the following:
 Transitional and Supportive Housing. Allow transitional and supportive housing as a residential use in all zones allowing residential uses, subject only to those restrictions that apply to other residential uses of the same type in the same zone and without any discretionary action. Additionally, permit supportive housing by right in any non-residential or mixed-use zone that permits multifamily (AB 2162, Government Code Section 65583(c)(3).
 Reasonable Accommodation. In compliance with Government Code Section 65583(c)(3), the City will develop and formalize a process that a person with disabilities will need to go through to make a reasonable accommodation request to accommodate the needs of persons with disabilities and streamline the permit review process. The City will provide information to individuals with disabilities regarding reasonable accommodation policies, practices, and procedures based on the guidelines from the California Department of Housing and Community Development (HCD).

This information will be available through postings and pamphlets at the City and on the City’s website.
 Employee Housing. Treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Health and Safety Code Section 17021.5). The zoning code will also be amended to treat employee housing consisting of no more than 12 units or 36 beds as an agricultural use and permitted in the same manner as other agricultural uses in the same zone (Section 17021.6) in zones where agricultural uses are permitted. Add a definition for employee housing to the zoning code.
 Single-Room Occupancy Units. Allow single-room occupancy (SRO) housing without a use permit in commercial zones, as other residential uses are regulated in the City’s zoning code (Government Code Section 65583(c)(1)).

City of Yuba City –2021-2029 Housing Element Update 160  Factory Built and Mobile Homes. Allow Factory Built and Mobile Homes as a principally permitted use in the R-1 zone, per Government Code Section 65852.3.  Emergency Shelter Parking. The City will review and revise parking requirements for emergency shelters to ensure that parking standards are sufficient to accommodate all staff, provided standards do not require more parking for emergency shelters than other residential or commercial uses within the M-1 district, per Government Code Section 65583(a)(4).
 Low-Barrier Navigation Centers. Allow low-barrier navigation centers, a type of emergency shelter with wrap-around services, homeless persons by right in zones that allow for mixed-use and nonresidential zones permitting multifamily uses, per Government Code Section 65662.
 Definitions. Add the following definitions related to transitional and supportive housing per Government Code Sections 65582(f), (g) and (h):
 “Supportive housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
 “Target population” means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division

4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.
 “Transitional housing” means buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.

Responsible Agency: Development Services Department
Timeline: Amend the Zoning Ordinance within one year following adoption of the Housing Element.

Funding/Resources: General Fund
H-D-4 Residential Care Facilities. Continue to offer specific incentives for development of individual or group-care housing affordable to the City’s senior and special-needs populations through City-specific density bonuses (in addition to state requirements), reduced parking requirements, and development fee reductions for projects at infill localities. Additionally, the City will explore amending provisions in the Zoning Ordinance to define and allow residential care facilities for seven or more persons only subject to those restrictions that apply to other residential uses of the same type in the same zone.

Responsible Agency: Development Services Department

City of Yuba City –2021-2029 Housing Element Update 161 Timeline: Ongoing, as projects are processed through the Development Services Department. Identify if barriers exist to development of residential care facilities for seven or more persons and amend the Zoning Ordinance, if needed, within one year of adoption of the Housing Element.

Funding/Resources: General Fund, Section 202, CHFA financing programs Quantified Objective: To promote more inclusive communities, fFacilitate the development of three individual or group care housing
developments; at least one of the three developments in a high opportunity area.

H-D-5 Housing for Special Needs Groups. The City will work with housing providers to ensure that special housing needs and the needs of low, very-low and extremely-low-income households are addressed, especially residents in low- resource areas. The City will seek to meet these special housing needs through a combination of regulatory incentives, zoning standards, new housing construction programs, and supportive services programs. The City will promote market-rate and affordable housing sites, housing programs, and financial assistance available from the city, county, state, and federal governments. In addition, as appropriate, the City will apply or support others’ applications for funding under state and federal programs designated specifically for special-needs groups and other lower-income households, such as seniors, persons with disabilities, extremely low-income households, and persons at risk for homelessness.

Responsible Agency: Development Services Department
Timeline: Seek funding opportunities beginning in 2021-2022 and annually thereafter; all program components are ongoing.

Funding/Resources: Federal Housing Opportunities for Persons with AIDS, California Child Care Facilities Finance Program, and other state and federal programs designated specifically for special-needs groups.

H-D-6 Assistance for Persons with Developmental Disabilities. The City will work with the Alta California Regional Center to implement an outreach program that informs families within Yuba City about housing and services available for persons with developmental disabilities. The program could include developing an informational brochure, posting information about services on the City’s website, and/or providing housing-related training for individuals/families through workshops. The City will explore integrated housing opportunities.

Responsible Agency: Development Services Department
Timeline: Develop an outreach program and meet with Alta California Regional Center to coordinate implementation within two years of adoption of the Housing Element.

Funding/Resources: General Fund
Quantified Objective: Each year, provide information to 10 families affected by a developmental disability (80 total).

City of Yuba City –2021-2029 Housing Element Update 162 Energy Efficiency
Policy H-E Encourage the use of energy-efficient materials and technology in new construction.

H-E-1 Energy Efficiency. The City will promote energy efficiency in existing housing and new development by:
 Incorporating energy conservation measures as an integral part of housing rehabilitation programs.
 Provide free information to residents on energy conservation and available programs at the Development Services Department counter and on the City’s website, and feature energy conservation as an important part of the annual Housing Fair.  Encourage participation in Pacific Gas and Electric Company’s (PG&E’s) Community Resource Project Inc., home energy audits, weatherization, and minor home repair programs, particularly for extremely low-, very low-, and low-income households.  Provide brochures of information on PG&E programs at the Development Services Department counter, on the City’s website, and at the annual Housing Fair.

Responsible Agency: Development Services Department
Timeline: Ongoing, as projects are processed through the Development Services Department.

Funding/Resources: CDBG, state-administered HOME
Equal Housing Opportunity
Policy H-F Encourage efforts to eliminate housing discrimination on the basis of age, race, sex, religion, age, marital status, national origin, family size, disability, or other potential barriers.

H-F-1 Affirmatively Furthering Fair Housing. Implement the City’s Analysis of Impediments to Fair Housing Choice (AI), adopted in 2020, to address disparities in housing needs and in access to opportunity for all persons regardless of race, color, religion, sex, national origin, familial status, disability, gender, gender identity, gender expression, sexual orientation, marital status, ancestry, veteran or military status, source of income, and genetic information as protected categories by the California Fair Employment and Housing Act (Part 2.8 [commencing with Section 12900] of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law.

The City also identified barriers to fair housing through the Fair Housing Assessment (see Section 4, Assessment of Fair Housing). Specific actions the City may take to address the identified barriers, and foster an inclusive community, include:

1. Implement Programs H-A-1 and H-A-2 to affirmatively further fair housing, including targeting community revitalization through place-based programs, enhancing mobility between neighborhoods, and developing strategies to reduce displacement risk in areas with a higher concentration of lower-income households and overpayment (e.g., Programs H-B-1, H-B-2, H-C-3, H-D-1) and facilitating affordable housing in high opportunity areas (e.g., Programs H-A-2, H-A-3, and H-C-5).

2. Support non-profit organizations in their efforts to combat lending practices that disproportionately impact people in protected classes including race, color, national origin, religion, sex, age, or disability. Meet with non-profits annually.

City of Yuba City –2021-2029 Housing Element Update 163

3. Include residents from areas of concentrated poverty and low- resource areas to serve on boards, committees, task forces and other local government decisionmaking bodies each time a vacancy is filled. Translation of materials and translators should be provided by the City, as needed.

4. Each time a housing project is proposed that may influence a particular group or neighborhood, the City will make efforts to distribute information on the project to ensure that the group or neighborhood is made aware of the project and the process and has the opportunity to respond.

5. Incentivize construction of multiple-family housing with three- and fourbedroom units for large families by prioritizing projects that include three or more bedrooms and providing incentives, such as fee waivers when funding is available, deferrals, or reduced parking on a project-specific basis.

6. As complaints or inquiries are received, continue to refer fair housing matters 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).

7. Meet biannually with fair housing enforcement organizations and agencies to identify any patterns or dominant fair housing issues in the city and discuss strategies to address these.

8. By December 2021, make materials on fair housing laws available at public locations, such as the library, grocery stores, and City Hall. Update materials annually, or as needed.

9. Ensure non-English-speaking applicants have access to programs through advertising and outreach, including accommodation for translation services.

10. Ensure that City-funded activities are disbursed throughout the city limits, avoiding concentrations in any particular census tract.

11. Apply annually for funding to actively reinvest in the most dilapidated areas of the city.

12. Provide biannual training to landlords on fair housing laws, responsibilities, and avoiding discriminatory practices.

13. Meet with Yuba City Unified School District by October 2022 to discuss strategies to develop a teacher incentive program to attract and retain highquality teachers.

14. Promote Sutter County’s CalWorks Program through making informational materials available at City buildings and meetings by May 2022 to improve access to employment training, assistance, and job opportunities.

15. Within one year of adoption of the Housing Element, create programs to prevent and mitigate displacement:
 Create a rent stabilization program beyond what is required by California Civil Code 1946.2
 Create a just cause eviction program to improve tenant stability beyond what is required by California Civil Code 1946.2.
 Address residential demolitions as a cause of displacement (see also Program H-C-3).

City of Yuba City –2021-2029 Housing Element Update 164 See also Program H-B-2 for efforts to enhance housing mobility.

Responsible Agency: Development Services Department
Timeline: Refer to each strategy in the program for specific timelines.

Funding/Resources: General Fund, CDBG
Quantified Objective: To foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics:
 Prevent or mitigate the displacement of 30 lower-income households and enhance the mobility of 10 lower-income
households (preservation objective).
 218 multifamily units constructed with three or more
bedrooms (12.5 percent of the lower-income RHNA).
 Annually allocate 50% of CDBG entitlement funds to rehab projects in disadvantaged areas.
 Provide 12 training sessions to landlords on fair housing and preventing discrimination.

Actions by Strategy Type:

A. Place-based revitalization strategies: Actions 1, 3, 4, 9, 10, 11, 13 B. Strategies to facilitate housing mobility: Actions 1, 2, 5, 6, 7, 8, 9, 10, 12, 13 C. Strategies to expand affordable housing in high opportunity areas: Actions 1, 2, 9, 10 D. Strategies to reduce or prevent displacement risk: Actions 1, 6, 7, 8, 9, 10, 12, 14, 15

City of Yuba City –2021-2029 Housing Element Update 165 10 Quantified Objectives
Quantified Objectives
Yuba City’s strategy for developing, rehabilitating, and conserving affordable housing is focused on providing the number of units in each income category through a combination of quantified objectives identified in the Housing Program Schedule of this Housing Element (Chapter 8). The quantified objectives in the Housing Program Schedule will result in approximately 1,211 new, lower-income affordable housing units, of which, 378 will be affordable to extremely low-income households, 378 affordable to very low-income households, and 455 affordable to low-income households. Another 30 units of affordable housing will be assisted through housing rehabilitation, all of which will be affordable to low-income households. Conservation of affordable units through supportive housing assistance is estimated to assist 121 households, of which, 115 will be affordable to low-income households and 6 will be affordable to moderate-income households.

Table 10-1 summarizes the quantified objectives for the 2021-2029 Housing Element update. It includes new, rehabilitated, and conserved units, as well as supportive housing actions for lower-income households based on program objectives contained in the Housing Program Schedule.

Table 10-1: Quantified Objectives for the Housing Element Program, 2021-2029 Income Category New Construction2 Rehabilitation1 Conservation/ Supportive Housing Assistance3 Total
Extremely Low 378 0 0 378
Very Low 378 0 80 458
Low 455 30 880 1,365
Moderate 622 0 46 668
Above Moderate 1,475 0 0 1,475
Total 3,308 30 1,006 4,344
Notes:
1 See Programs H-A-1 and H-F-1. Estimates 30 low-income homes rehabilitated 2 The 40 accessory dwelling units under the objective for Program H-A-2, 88 units as a result of density bonuses under Program HA-6, and the 8 lower-income units under the objective for Program H-D-1 and quantified objectives in Programs H-C-1, H-C-2, HC-5, H-C-6, H-C-7, H-D-2 and H-F-1 are included in this total new construction objective. 3 Six low-income and six moderate-income units under the objective for Program H-B-1.Program H-A-1 estimates 40 very low income, 40 low income, and 40 moderate income units conserved. Program H-B-2 estimates conserving 576 Section 8 vouchers.

Program H-B-3 estimates conserving affordability on 40 very low income households and 109 low income households. Program HF-1 estimates 40 lower-income households conserved.

Source: City of Yuba City, 2021

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City of Yuba City –2021-2029 Housing Element Update 167 Appendix I.

Public Participation
See Section 2 for more details on the feedback received during the public participation activities.

The City of Yuba City held a study session with the Planning Commission on April 28, 2021, to solicit public input and encourage public participation in the 2021–2029 Housing Element update.

Announcements were published in the Appeal-Democrat, as well as, on the City’s social media accounts and website. Email notification of the meeting was sent to nonprofit organizations, government agencies, faith-based organizations, health delivery organizations, and educators. In addition, City Council and Planning Commission members were invited to participate. Those notified were encouraged to notify and invite clients to the meetings. The Public Review Draft Housing Element was released on May x, 2021.

Everyone listed below was sent invitations to the April 28, 2021, study session and a notification upon the release of the Public Review Draft.

Planning Commission Members:
 Michele Blake
 John Shaffer
 Lorie Ann Adams
 Jackie Sillman
 Stacy Brookman
 Bhavin Singh Dale
 Richard Doscher
City Council Members:
 Marc Boomgaarden
 Grace Espindola
 David Shaw
 Wade Kirchner
 Shon Harris
Other Interested Parties:
 Sutter County, Sutter County Administration
 Doug Libby, Sutter County Planning
 Jeff Williams, Sutter County Environmental Health
 Kevin Yount, Caltrans
 Todd Retzloff, Sutter County Assessor
 Shannon Chaffin, City Attorney
 KUBA Radio

City of Yuba City –2021-2029 Housing Element Update 168  Robert Shemwell
 Pete Davis, Yuba City Unified School District
 Lisa Bush
 Kevin Bradford
 Pat Kernan
 Keith Martin
 Adam Hansen
 Tom Tucker
 Neal Hay, Sutter County Development Services / Airport  Nima Kabirinassab
 Jesse Frias, Fire Marshall
 Sharon Lydon
 Steve Miller
 Steve Smith, Sutter County CAO
 John McCorkle
 Jean Woolf
 Sean Minard, MHM Engineering
 Deborah McKee, CA Dept of Transportation, District 3
 Penny Lauseng, Marysville Joint Unified School District  Manny Cardoza
 Darleen G. Mendez, CalTrans - Transportation Planner
Stakeholder Consultations
These stakeholders participated in one-on-one interviews to provide input on the 2021–2029 Housing Element update. They will also be sent notices for the study session with the Planning Commission on April 28, 2021, and the release of the Public Review Draft.  St. Andrews Presbyterian Church, November 2020
 Kevin Carlson, Twin Cities Rescue Mission, November 2020  Mike Nichols, Central Valley Homeless Assistance Veterans Program, November 2020  Rick Millhollin, Hands of Hope, November 2020
 Johnny Burke, Sutter-Yuba Homeless Consortium, December 2020  Alisha Parker, Pattra Runge, Maria Conrique, and Beckie Flores, Regional Housing Authority for Sutter & Nevada Counties, December 2020 – February 2021  Jessica Hiller, California Rural Legal Assistance, December 2020

City of Yuba City –2021-2029 Housing Element Update 169  John Decker, Alta California Regional Center, February 2021  Mark Shlutsmeyer, Sutter-Yuba Mental Health Services, March 2021  Ana Orgen, FREED Center for Independent Living, March 2021

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City of Yuba City –2021-2029 Housing Element Update 171 Appendix II. Glossary
Accessible: Used to describe housing that has special design features that help to alleviate physical disabilities. Such features include ramps, hand railings, lifts, special handles, and other modifications.

Affordable Housing: Housing capable of being purchased or rented by a household with very low, low, or moderate income, based on a household’s ability to make monthly payments necessary to obtain housing. Housing is considered affordable when a household pays 30 percent or less of its gross monthly income for housing, including utilities.

Area Median Family Income (MFI): This is defined by federal law and US Department of Housing and Urban Development (HUD) regulations as the higher of (1) the metropolitan area or non-metropolitan county median family income or (2) the statewide nonmetropolitan median family income. The median income calculations are based on a family of four persons. Income categories are based on the HUDdetermined area median family income. (See “Income Categories.”) New area median family income figures are published yearly by HUD and by the California Department of Housing and Community Development.

Assisted Housing: Dwelling units for which some type of public financial assistance (to pay for housing costs) is provided to the occupant.

Assisted Living Facility: Residential facilities designed for persons needing assistance with daily living activities. Generally, room, board, and personal care are provided.

Below-Market-Rate Housing Unit: Any housing unit specifically priced to be sold or rented to low- or moderate-income households for an amount less than the fair market value of the unit. The US Department of Housing and Urban Development sets standards for determining which households qualify as “low income” or “moderate income.”
Board and Care Home: In California, these are also called Residential Care Facilities for the Elderly (RCFE). Although skilled nursing staff may be available, these are not medical facilities. Instead, they provide assistance with daily living for persons age 60 or older who are no longer able to live independently. A facility can be from one bed to several hundred beds in capacity. Small one- to six-bed facilities may be located in residentially zoned areas without a special permit and are considered in all respects to be the same as family dwellings (California Health and Safety Code Section 1568.0831(a) (2)). RCFEs are under the guidance of the California Department of Social Services Community Care Licensing division.

California Environment Quality Act (CEQA): A state law requiring state and local agencies to regulate activities with consideration for environmental protection. If a proposed activity has the potential for a significant adverse environmental impact, an environmental impact report must be prepared and certified as to its adequacy before taking action on the proposed project. (See “Environmental Impact Report [EIR].”)
California Housing Finance Agency (CHFA): A state agency, established by the Housing and Home Finance Act of 1975, which is authorized to sell revenue bonds and generate funds for the development, rehabilitation, and conservation of low- and moderate-income housing.

City: City, with a capital “C,” refers to the municipality of the City of Yuba City; when used with a lowercase “c” it means any other city or geographic limits of Yuba City.

City of Yuba City –2021-2029 Housing Element Update 172 Clustered Development: Development in which a number of dwelling units are placed in closer proximity than typically permitted, or are attached, with the purpose of minimizing grading and retaining open space areas.

Community Development Block Grant (CDBG): A grant program administered by the US Department of Housing and Urban Development on a formula basis for entitlement communities and by the California Department of Housing and Community Development for non-entitled jurisdictions.

Regional Housing Authority of Sutter and Nevada Counties: See “Housing Authority.” Construction Costs: Residential development costs that are attributable to the physical construction of buildings, such as labor and materials. These costs typically include the costs of building any required offstreet parking spaces.

Continuing Care Retirement Communities: These communities vary in the services and amenities they provide for seniors and other older adults. They may offer independent living, assisted living, and/or skilled nursing services as well as educational, recreational activities, dining accommodations, and transportation services.

County: County, with a capital “C,” refers to Sutter County; when used with a lowercase “c” it means any other county geographic limits of Sutter County.

Dedication, In lieu of: Cash payments that may be required of an owner or developer as a substitute for a dedication of land.

Density Bonus: The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location. The State of California regulates the types of development that are entitled to a density bonus.

Density: The number of residential dwelling units per acre of land. Densities specified in the General Plan are expressed in units per net developable acre.

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

Developer: An individual or business that prepares raw land for the construction of buildings or builds or causes to be built physical building space for use primarily by others, and in which the preparation of the land or the creation of the building space is in itself a business and is not incidental to another business or activity.

Development Fee: See “Impact Fee.”
Disabled: A person determined to have a mobility impairment or mental disorder expected to be of long or indefinite duration. Many such impairments or disorders are of such a nature that a person’s ability to live independently can be improved by appropriate housing conditions.

Down Payment: An initial payment for a home or property that generally constitutes between 10 to 20 percent of the property value. Many banks and lending institutions require a down payment as part of a loan agreement for the remainder of the property value.

City of Yuba City –2021-2029 Housing Element Update 173 Duplex: A detached building under single ownership that is designed for occupancy as the residence of two families living independently of each other.

Dwelling Unit: One or more rooms with a single kitchen, designed for occupancy by one family for living and sleeping purposes.

Employment Center: A geographic area in which a large number of jobs are concentrated.

Environmental Impact Report (EIR): A report that assesses all the environmental characteristics of an area and determines what effects or impacts will result if the area is altered or disturbed by a proposed action. (See “California Environmental Quality Act.”)
Family: An individual or a group of persons living together who constitute a housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house, or institution of any kind.

Financing: Money loans for the construction of new housing or for land or home purchases.

General Plan: A compendium of a city’s or a county’s policies regarding its long-term physical, social, and economic development, in the form of maps and accompanying text. The General Plan is a legal document required of each local agency by the California Government Code Section 65301 and adopted by the City Council.

General Plan Advisory Committee (GPAC): A committee consisting of two City Council members, two County supervisors, two City planning officials, two County planning officials, and seven community members. The GPAC is responsible for developing initial policies and programs for the Yuba City Housing Element and the General Plan updates.

Home Mortgage Disclosure Act (HMDA): This law was enacted by the US Congress in 1975 and is implemented by the Federal Reserve Board’s Regulation C. This regulation provides the public with loan data that can be used to determine whether financial institutions are serving the housing needs of their communities and to identify possible discriminatory lending patterns. Certain lending institutions must report loan data, such as the number of loans that were applied for, approved, denied or withdrawn, on a regular basis.

Homeless: Refers to individuals who lack a fixed, regular, and adequate night-time residence and to individuals whose primary night-time residence is a supervised publicly or privately operated shelter designated to provide temporary living accommodations; an institution that provides a temporary residence for individuals intended to be institutionalized; or a public or private place not designated for, or ordinarily used as, a regular sleeping accommodation for human beings.

Household: All those persons, related or unrelated, who occupy a single housing unit. (See “Family.”) Householder: The person, or one of the people, in whose name the home is owned, being bought, or rented.

Housing Authority: A local agency that administers housing programs, such as Section 8, in conjunction with a local government. In Sutter County, the Regional Housing Authority of Sutter and Nevada Counties works with the County and the City of Yuba City.

City of Yuba City –2021-2029 Housing Element Update 174 Housing Element: One of the seven State of California-mandated elements of a local General Plan, it assesses the existing and projected housing needs of all economic segments of the community; identifies potential sites adequate to provide the amount and kind of housing needed; and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing.

Housing Unit: The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multifamily dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under California law.

Impact Fee: A fee, also called a development fee, levied on the developer of a project by a city, county, or other public agency as compensation for otherwise-unmitigated impacts the project will produce. A development fee is based on the estimated reasonable cost of providing the service for which the fee is charged.

Income Categories: The income limits for each income group are as follows:
 Extremely Low: A household with an annual income of 30 percent or less of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or county, or in the absence of such a survey, based on the latest available eligibility limits established by the US Department of Housing and Urban Development.
 Very Low: A household with an annual income usually no greater than 50 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or county, or in the absence of such a survey, based on the latest available eligibility limits established by the US Department of Housing and Urban Development for the Section 8 housing program.  Low: A household with an annual income usually no greater than 80 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or county, or in the absence of such a survey, based on the latest available eligibility limits established by the US Department of Housing and Urban Development.
 Moderate: A household with and annual income between the lower income eligibility limits and 120 percent of the area median family income adjusted by household size, usually as established by the US Department of Housing and Urban Development.
 Above-Moderate: A household with an annual income above 120 percent of the County’s area median family income adjusted by household size, as determined by a survey of incomes conducted by a city of a county, or in the absence of such a survey, based on the latest available eligibility limits established by the US Department of Housing and Urban Development for the Section 8 housing program.

Income: The sum of the amounts reported separately for wages, salary, commissions, bonuses, or tips; self-employment income from own non-farm or farm businesses, including proprietorships and partnerships; interest, dividends, net rental income, royalty income, or income from estates and trusts; Social Security or Railroad Retirement income; Supplemental Security Income (SSI); any public assistance or welfare payments from the state or local welfare office; retirement, survivor, or disability pensions; and any other sources of income received regularly, such as Veterans’ Administration (VA) payments, unemployment compensation, child support, or alimony.

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

City of Yuba City –2021-2029 Housing Element Update 175 Infrastructure: Public services and facilities, such as sewage-disposal systems, water-supply systems, other utility systems, and roads.

Interest Rate: The rate at which a bank or other lending institution charges for outstanding debt. The interest rate is a certain percentage of the outstanding loan amount.

Land Use: The occupation or utilization of land or water area for any human activity or any purpose defined in the General Plan.

Lot coverage: The percentage or amount of the gross lot area that a building is allowed to cover per local zoning regulations. (See “Zoning.”)
Lot: (See “Site.”)
Mortgage: All forms of debt where the property is pledged as security for repayment of the debt.

Nonfamily Household: Any persons, related or unrelated, who occupy a single housing unit but who are not a family. (See “Family.”)
Objective: A thing aimed at, a goal.

Overcrowding: Defined as more than one person per room in a housing unit.

Parking, Podium: Surface parking over which residential units are constructed. Generally, the first floor or entry level of the building is for parking.

Parking, Underground: Parking that is completely underground and on top of which residential dwelling units (or other nonresidential uses) are built.

Project Costs: The total cost of new residential development.

Regional Housing Needs Allocation (RHNA): The future housing needs for each region in California as determined by regional councils of government (the Sacramento Area Council of Governments in the case of the Sacramento Metro area). The most recent allocation covers the period between 2006 and 2013.

State law requires regional councils of government to identify for each city and county its “fair share allocation” of the Regional Housing Needs Allocation.

Regional: Pertaining to activities or economies at a scale greater than that of a single jurisdiction and affecting a broad homogenous area.

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

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

Residential: Land designated in the General Plan and Zoning Ordinance for buildings consisting of dwelling units. May be vacant or unimproved. (See “Dwelling Unit.”) Sacramento Area Council of Governments (SACOG): SACOG is the regional planning agency and council of governments for the six-county Sacramento Metropolitan Area. Elected officials and representatives from Sacramento Metro cities and counties comprise SACOG’s Board of Directors.

SACOG is the agency responsible for determining each city’s and county’s Regional Housing Needs Allocation.

City of Yuba City –2021-2029 Housing Element Update 176 Second Family Residence: A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. Sometimes called “second unit,” “granny flat,” or “mother-in-law” unit.

Section 8 Housing Choices Voucher Program: A federal (HUD) rent-subsidy program that is the main source of federal housing assistance for low-income households. The program operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Rent” of a unit (set by HUD) and the household’s contribution toward the rent, which is calculated at 30 percent of the household’s adjusted gross monthly income.

Section 8 includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation.

Senior Congregate Care Facility: Any residential facility that is restricted to persons age 60 or older (per Yuba City Zoning Regulations).

Senior Housing: Typically one- and two-bedroom apartments designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them. (See “Senior Congregate Care Facility.”) Seniors: As defined by the Yuba City Zoning Regulations, seniors include persons age 60 and older.

However, for the purposes of analyzing US Census data (age cohorts), seniors are defined as age 65 and older.

Setback: A zoning requirement that establishes a specified distance from a lot line for the location of a building. A minimum setback also is known as a minimum yard requirement.

Shared Living: The occupancy of a dwelling unit by persons of more than one family to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by Section 1566.3 of the California Health and Safety Code.

Single-family Dwelling, Attached: A building containing two dwelling units with each unit having its own foundation on grade.

Single-family Dwelling, Detached: A building containing one dwelling unit on one lot.

Site Work: Improvements made to an undeveloped piece of land to support the construction of buildings on the site. Such improvements include grading and other infrastructure improvements.

Site: A parcel of land used or intended for one use or a group of uses and having frontage on a public or an approved private street. Sometimes referred to as a “lot.” Skilled Nursing Facility: These facilities provide short-term and long-term care for those who need 24- hour nursing supervision. Medical treatment is offered under the supervision of licensed nurses, and at least one registered nurse must be on duty during the day. All skilled nursing facilities must be registered by the State of California.

Soft Costs: Development costs, other than construction costs and site development costs, generally including interest, origination fees, appraisals, and other costs associated with real estate development.

City of Yuba City –2021-2029 Housing Element Update 177 Specific Plan: A plan that provides detailed design and implementation tools for a specific portion of the area covered by a General Plan. A Specific Plan may include all regulations, conditions, programs, and/or proposed legislation that may be necessary or convenient for the systematic implementation of any General Plan element(s).

State of California Department of Housing and Community Development (HCD): The State of California’s principal housing agency whose goals include the promoting housing and community development, increasing the supply of housing (especially affordable housing), and conserving and improving housing conditions. HCD is the state agency responsible for certifying local Housing Elements and for distributing funds for affordable housing.

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

Tenure: Refers to the distinction between owner-occupied and renter-occupied housing units.

Transit, Public: A system of regularly-scheduled buses and/or trains available to the public on a fee-perride basis. Also called “Mass Transit.” Transit: The conveyance of persons or goods from one place to another by means of a local, public transportation system. (See “Transit, Public.”)
US Department of Housing and Urban Development (HUD): The federal housing agency responsible for housing and community development on a nationwide basis. HUD provides funds for local housing and community development initiatives and programs and administers federal housing laws.

Underdeveloped Land: Lots or parcels for which the governing zoning regulations allow a greater intensity of development than what currently exists (either a greater number of dwelling units per acre or a larger floor-to-area ratio).

Undevelopable: Specific areas where topographic, geologic, and/or surficial soil conditions indicate a significant danger to future occupants and a liability to the City and are thus designated as undevelopable by the City.

Uniform Building Code (UBC): A national, standard building code that sets forth minimum standards for construction.

Vacancy Rate: The percentage of housing units that are unoccupied because they are either for sale or for rent. The vacancy rate provides a measure of the demand and supply for housing. Low vacancy rates indicate that demand for housing is very strong (or that it is in short supply), while high vacancy rates indicate that there is an oversupply of housing.

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

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

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City of Yuba City –2021-2029 Housing Element Update 179 Appendix III. Qualified Entities

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ATTACHMENT 2

February 2022 | General Plan EIR Addendum

ADDENDUM TO THE GENERAL PLAN EIR
SCH No. 2001072105

FOR THE
2021–2029 HOUSING ELEMENT UPDATE
City of Yuba City
Prepared for:

City of Yuba City
Benjamin Moody
Development Services Director
1201 Civic Center Boulevard
Yuba City, California 95993
530.822.3231
Prepared by:

PlaceWorks
Miles Barker, Project Planner
101 Parkshore Drive, Suite 112
Folsom, California 95630
916.276.0616
[email protected]
www.placeworks.com

ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2021 – 2029 HOUSING ELEMENT UPDATE

CITY OF YUBA CITY
Table of Contents
February 2022 Page i
Section Page

1. ADDENDUM TO THE ADOPTED GENERAL PLAN EIR............................................................... 1

1.1 BACKGROUND ................................................................................................................................................1

1.2 GENERAL PLAN EIR.....................................................................................................................................1

1.3 PROJECT SUMMARY......................................................................................................................................2

1.4 PURPOSE OF AN EIR ADDENDUM.......................................................................................................21

2. CEQA ANALYSIS .......................................................................................................................... 23

2.1 ENVIRONMENTAL ANALYSIS ................................................................................................................23

2.2 FINDING..........................................................................................................................................................27 Table Page
TABLE 1-1 SUMMARY OF PROGRAM CHANGES BETWEEN EXISTING HOUSING ELEMENT AND 2021-2029 HOUSING ELEMENT.....................................................................................................................3

ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2021 – 2029 HOUSING ELEMENT UPDATE

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Page ii PlaceWorks
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February 2022 Page 1

1.Addendum to the Adopted General Plan EIR

1.1 BACKGROUND
The proposed 2021–2029 Housing Element (proposed project) will replace the existing 2013–2021 Housing Element and serve as the City of Yuba City’s (City’s) guiding policy document that meets future needs of housing for all the City’s economic levels. The Housing Element is one of eight elements of the City’s General Plan.

The General Plan is the foundation development policy document for Yuba City. It defines the framework by which the physical, economic, and human resources of the city are to be managed and used over time. The General Plan acts to clarify and articulate the intentions of the City with respect to the rights and expectations of the public, property owners, and prospective investors and business interests. The General Plan informs these citizens of the goals, objectives, policies, and standards for development of the city and the responsibilities of all sectors in meeting these. While the General Plan Environmental Impact Report (EIR) did not specifically address the Housing Element, the policies in the General Plan address the physical impacts resulting from development in Yuba City.

As a policy document, the Housing Element does not result in physical changes to the environment but encourages the provision of affordable housing within the housing development projected within the existing land use designations in the Land Use Element of the General Plan. None of the policies in the proposed project would change the existing land use pattern, as established by the General Plan and evaluated in the General Plan EIR. All future construction within Yuba City must comply with the General Plan, zoning ordinance, state and federal permits, and local development standards. In addition, future discretionary actions (e.g., use permits, site plan review) require independent and project-specific environmental review to comply with the California Environmental Quality Act (CEQA).

This document serves as the environmental documentation for the City’s proposed 2021–2029 Housing Element update. This addendum to the City of Yuba City’s General Plan EIR, certified in February 2004 (State Clearinghouse Number 2001072105), demonstrates that the analysis in that EIR adequately addresses the potential physical impacts associated 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.

1.2 GENERAL PLAN EIR
The General Plan EIR addresses potentially significant impacts related to 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 General Plan policies identified in the General Plan EIR reduce significant impacts to a less than significant level for the following environmental topic areas: land use, transportation, parks and recreation, schools and community facilities, public facilities and utilities, noise, public

ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2021 – 2029 HOUSING ELEMENT UPDATE

CITY OF YUBA CITY

1. Addendum to the Adopted General Plan EIR

safety, hazardous materials, geology, soils and seismicity, biological resources, hydrology, flooding and water quality, and cultural resources.

The General Plan EIR determined that implementation of the General Plan would result in significant and unavoidable impacts to the following environmental topics. • Open Space and Agriculture
o Impact 3.3-a: New development under the General Plan will convert open space and Prime Farmland, Unique Farmland, Grazing Farmland or Farmland of Statewide Importance to nonagricultural uses.
• Air Quality
o Impact 3.7-a: Development under the General Plan could lead to increased emissions of carbon monoxide and ozone precursors that exceed air district thresholds and cause degradation of local air quality.

1.3 PROJECT SUMMARY
CEQA requires the City to evaluate the environmental impacts associated with changes to the environment. In this instance, most of the goals, policies, and programs from the previous Housing Element are continued through to the proposed 2021–2029 Housing Element. Table 1-1 includes the changes in goals or policies between the existing 2013–2021 Housing Element and the proposed 2021–2029 Housing Element.

Modifications to the existing policies are identified in the text following Table 1-1.

ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2021 – 2029 HOUSING ELEMENT UPDATE

CITY OF YUBA CITY

1. Addendum to the Adopted General Plan EIR
February 2022 Page 3
Table 1-1 Summary of Program Changes Between Existing Housing Element and 2021–2029 Housing Element Programs Implementation Status Continue/Modify/Delete
H-A-1
Continue to enforce City building, fire, health, and zoning codes to remedy existing pockets of blight and deterioration to conserve and improve the condition of existing affordable housing stock in coordination with rehabilitation and other infrastructure improvement programs. This includes continuing to offer Single-Family and Multi-Family Rehabilitation Programs and continuing to partner with a rehabilitation housing consultant to offer the Housing Rehabilitation Program.

Conduct a Housing Condition Survey prior to completion of the 6th cycle Housing Element update.

The City met periodically with the Regional Housing Authority’s rehabilitation consultant to target efforts as a part of their ongoing partnership. The Regional Housing Authority continued to offer the Housing Rehabilitation Program for single-family housing. Over the planning period, 15 homes were rehabilitated through the Housing Rehabilitation Program. The City received Community Development Block Grant (CDBG) funding in 2018 ($650,001), 2019 ($647,714), and 2020 ($666,760) to provide rehabilitation loans, among other activities.

The City has not received any recent requests to assist with multifamily rehabilitations.

In 2018, the City received HOME funds ($500,000), a portion of which supported rehabilitation loans.

The Housing Condition Survey was not completed. The City continues to monitor housing conditions through Code
Enforcement and the Building Department.

Modify and continue as Program H-A-1:

Conservation of Existing Housing.

H-A-2
Continue the City’s policy which allows for second family residences within single-family residential neighborhoods by reducing lot coverage requirements and allowing for tandem parking when setback requirements are met. In addition, the zoning code will be amended to allow second family residences in all residential zones as follows:

Amend the zoning code to allow second family residences (second units) ministerially in the R-2 and R-3 zones per state law.

The City amended the zoning code to allow accessory dwelling units (ADUs; second units) ministerially in the R-2 and R-3 zoning districts to comply with state law.

Modify and continue as Program H-A-2:

Accessory Dwelling Units. The City will
continue to monitor all state ADU laws
and update the zoning code as needed.

City will promote ADU construction.

H-A-3
The City will amend the zoning code to address the requirements of AB 2634 and allow singleroom occupancy (SRO) housing without a use permit in the C zones as other residential uses are regulated in the City’s zoning code. SROs are one housing type appropriate for extremely lowincome households.

The City has not yet amended the zoning code to allow singleroom-occupancy (SRO) housing in the C zoning district. Combine with Program H-D-4, Program H-D-5 and Program H-D-9 and continue
as Program H-D-3: Facilitate
Construction of Special-Needs
Housing.

H-A-4
The City will continue to ensure that zoning standards and development requirements facilitate the construction of a diversity of housing types, including apartment complexes, group housing, and townhomes in order to meet the needs of all households and income levels. Understanding that higher-density housing often means more affordable housing, the City will continue to encourage development at the higher end of the density range in land designated as low/medium and medium/high density residential in the General Plan through the following actions:

The zoning code allows density bonuses. In 2021, the City approved a multifamily housing project with 176 units through a density bonus. This project, Richland Village, is on 170 Bernard Drive abutting the Sutter County Airport property. It will include 8 multiunit buildings with a community center. Staff continues to encourage the development of a diversity of housing types by promoting alternative development opportunities such as density bonuses when they meet with interested developers.

Modify and continue as Program H-A-3:

Facilitate a Variety of Housing Types.

ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2021 – 2029 HOUSING ELEMENT UPDATE

CITY OF YUBA CITY

1. Addendum to the Adopted General Plan EIR

Programs Implementation Status Continue/Modify/Delete
• Provide density bonuses in accordance with Sections 65915 through 65918 of the California Government Code.
• Continue to negotiate alternative development standards such as alternative parking standards, street improvement standards, maximum density, and lot coverage.

H-A-5
Develop regulations for condominium conversions that minimize displacement of lower-income residents and prevent the loss of affordable housing units; conversions can be allowable as an opportunity for homeownership for current residents.

The zoning code regulates condominium conversions in
accordance with the intent of this program.

Delete.

H-B-1
The City will continue to apply for additional funding, as funding becomes available, to encourage and facilitate the purchase of affordable housing units by low-income households through the FirstTime Home Buyers Program.

The City has continued to apply for HOME and CalHome
funding. In 2018, the City received HOME funds ($500,000), a portion of which supported first-time homebuyer loans. During the planning period, 16 first-time homebuyers were assisted with loans.

Modify and continue as Program H-B-1:

First-Time Home Buyers Program.

H-B-2
Continue to strive to increase the number of extremely low-, very low-, and low-income households receiving rental assistance and support applications by the Regional Housing Authority of Sutter & Nevada Counties for Section 8 Housing Choice Vouchers as well as Article 34 referenda requests.

In addition, support increase in the number of these types of households receiving rental assistance through Tenant Based Rental Assistance via HOME.

The City continued to work with Regional Housing Authority to expand the use of Housing Choice Vouchers (Section 8) in Yuba City. Through its partnership with the Regional Housing Authority, Yuba City increased housing opportunities for Housing Choice Vouchers. At the time of this update, there are 576 vouchers in use in Yuba City. There were no Article 34 referendum requests made during the planning period.

Modify and continue as Program H-B-2:

Housing Choice Voucher Program.

H-B-3
Continue to monitor federal-, state-, and locally funded units at risk of conversion to market rate.

There are 153 units at risk during the 2013–2021 planning period. The City will take the following actions to alleviate the loss of units at risk due to conversion to market-rate units. • On an annual basis the City will update its list of subsidized rental properties and identify those units at risk of converting to market-rate units. • The City will contact owners of units at risk of converting regarding their interest in selling properties or maintaining the rental units as affordable units. • The City will work with property owners to identify and apply for federal, state, and local subsidies to ensure the continued affordability of housing units. • The City will maintain a list of nonprofit agencies interested in acquisition/rehabilitation of at-risk units and inform them of the status of such units. • The City will work with nonprofit agencies to identify and apply for federal, state, and local subsidies to assist with providing funding for the acquisition and rehabilitation of at-risk projects.
• The City will provide to tenants of at-risk units referral and contact information regarding tenant rights and conversion procedures, as well as information regarding other affordable housing opportunities within the city.

The City maintained updated lists of affordable units, contacted owners, and worked with nonprofits. The 153 units that were at risk during the 2013-2021 planning period did not convert to market rate. The City continues to monitor the status of affordable units.

Modify and continue as Program H-B-3:

At-Risk Housing Units.

ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2021 – 2029 HOUSING ELEMENT UPDATE

CITY OF YUBA CITY

1. Addendum to the Adopted General Plan EIR
February 2022 Page 5
Programs Implementation Status Continue/Modify/Delete
H-C-1
The City will utilize its GIS system to identify vacant infill sites within the city, where services are already available, to be targeted for new affordable housing development. These sites are currently identified in the Land Inventory of this Housing Element and available at the City’s Planning Department. The City will advertise on its website a list of vacant infill sites to facilitate the development of new affordable housing.

The Housing Element Land Inventory Map is available at the City’s Planning Department, and staff are available to discuss infill sites as developers inquire; this is common practice at the City.

Delete.

H-C-2
The City will continue to negotiate written agreements with the County to transfer RHNA fair share allocations due to annexations of vacant land designated for residential use and establish the standards and conditions that will subsequently be applied on a project-by-project basis. The success of written agreements developed will be evaluated and any findings incorporated into the future contracts in order to adequately provide for regional fair share housing needs. Additionally, the City will work with the County and SACOG to incorporate changes to target adjustments to RHNA allocations established in agreements in subsequent Housing Element updates.

The City annexed 233.1 acres of land from the County and worked with the Sacramento Area Council of Governments
(SACOG) to adjust the Regional Housing Needs Allocation (RHNA) as necessary. In the 2013-2021 projection period, the adjustment was 2,679 units. In the 2021-2029 projection period, the adjustment is 3,308 units.

Delete. The County does not have any
annexations planned during the 6th
cycle projection period.

H-C-3
In order to continue to meet affordable housing needs, Sutter County will assist in obtaining funding for any planned affordable housing projects that are to be annexed. Annexation agreements/written documents will identify any such projects and will outline joint funding strategies.

The annexations that took place during the planning period consisted of pre-existing developed properties and did not include any planned affordable housing projects.

Modify to continue to collaborate with
Sutter County on joint funding strategies
for affordable housing and continue as
Program H-C-1: Regional Approach to
Affordable Housing.

H-C-4
Annually estimate the amount of vacant land available for single-family and multiple-family residential housing within the City’s sphere of influence. When the remaining dwelling unit capacity of that land falls below an estimated supply necessary for a three-year period, the Planning Department shall recommend amendments to the Planning Commission and City Council to increase the supply.

The City continues to monitor sites to ensure there are sufficient sites to meet the RHNA.

Delete. The city has sufficient sites
within the city limits and does not need
to monitor sites within the sphere of
influence (SOI).

H-C-5
To ensure that there is a sufficient supply of multifamily zoned land to meet the City’s RHNA, the City will encourage lot consolidations to combine small residential lots into larger developable lots by annually meeting with local developers to discuss development opportunities and incentives for lot consolidation to accommodate affordable housing units. In addition, the City will allow administrative processing of lot consolidation. As developers/owners approach the City interested in lot consolidation for the development of affordable housing, the City will offer one or more of the following incentives on a project-by-project basis:
• Allow affordable projects to exceed the maximum height limits. • Lessen set-backs.
• Reduce parking requirements.

The City will also consider offsetting fees (when financially feasible).

The City did not receive any projects that proposed lot consolidation to develop multifamily development. The City did not hold formal annual meetings with local developers to discuss development opportunities but was and is available to discuss sites upon developer inquires. The City will continue to encourage lot consolidations and promote incentives to support the development of multifamily housing.

Continue as Program H-C-2: Lot
Consolidation for Multifamily
Development.

ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2021 – 2029 HOUSING ELEMENT UPDATE

CITY OF YUBA CITY

1. Addendum to the Adopted General Plan EIR

Programs Implementation Status Continue/Modify/Delete
H-C-6
During the period of the 2013–2021 Housing Element update, the City will annex land within the Lincoln East Specific Plan Area (LESP) to help to accommodate the City’s RHNA. Approximately 50 acres are zoned for high density multifamily residential use at a density range of 12-36 units per acre with an average density of 24 units per acre. The LESP includes a minimum 10% affordable housing goal and allows owner-occupied and multifamily rental residential uses by right, without discretionary approval.

The City will amend the LESP to require a minimum density of 20 units per acre and allow residential uses only on enough acres to ensure a minimum of 529 units will be developed on sites zoned medium high density to accommodate the identified shortfall of units affordable to lowerincome households.

The City has worked with the Sutter County Local Agency Formation Commission (LAFCO) on the proposed annexation and will continue to work with the property owners to move towards annexation of the LESP area.

To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City will continue to annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderateincome units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City’s RHNA.

The LESP area represents an important opportunity for higher density sites. As part of the inventory monitoring, the City will specifically review progress in annexing these areas annually. If the annexation is not completed, the City will identify and rezone adequate sites to meet the lowerincome RHNA by December 31, 2016.

The City will report its progress to HCD on an annual basis in its annual reports, pursuant to Government Code Section 65400.

The Lincoln East Specific Plan (LESP) area was not annexed during the planning period. Previously anticipated development became financially infeasible due to lack of infrastructure, land processing costs, required phasing, and mitigation.

Delete.

H-D-1
Continue and expand, where feasible, partnerships with for-profit or nonprofit housing organizations to provide affordable housing. Consider contracting with additional organizations to provide housing services and information for special needs groups within the City.

The City continues to partner with the Regional Housing Authority to provide affordable housing. The City approved a new, 40-unit apartment complex, New Haven Court, which
opened in April 2021. New Haven Court is managed in
partnership by Hands of Hope and Sutter-Yuba Behavior Health and provides housing for special-needs populations (chronically homeless and persons with disabilities) earning up to 50% Area Median Income (AMI).

Modify and continue as Program H-D-1:

Partner with Housing Advocates.