Chapter 4

HOUSING ELEMENT

INTRODUCTION

The Housing Element of the El Dorado County General Plan was originally adopted in August of 1979. The element has undergone three revisions since its original adoption, with the latest revision having been adopted on August 4, 1992, as mandated by State law. This version of the Housing Element provides further modifications to ensure consistency with all other elements of this General Plan review.

It is the intent of this Housing Element to act as a statement of local policy to address the following findings made by the State Legislature:

1. The availability of housing is of vital Statewide importance, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order.
2. The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels.
3. The provision of housing affordable to low and moderate income households requires the cooperation of all levels of government.
4. Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community.
5. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the General Plan and to cooperate with other local governments and the State in addressing regional housing needs.

STATE AUTHORIZATION

California Government Code Sections 65302(c) and 65583 require the preparation of a housing element which shall consist of:

REVISED POPULATION PROJECTIONS

The latest population projections from the State Department of Housing and Community Development (HCD) and the Sierra Planning Organization (SPO) indicate a slow-down in growth for El Dorado County. These projections are now more consistent with the population numbers that are shown within the Land Use Element Background Information contained in Volume II of this General Plan.

The data from Sierra Planning Organization projected population at five-year intervals beginning with 1990. For 1995, the projected population for the entire County is 151,400 persons. The projected population for the year 2000 is 174,300 persons. This translates to an annual average growth rate for the five-year period of 2.86 percent. Using this percentage, it is estimated that the County as a whole in the year 1997 will have a population of 160,200 persons. The year 1997 is important within the Housing Element as that is the end of the current time frame for which HCD and SPO have projected regional housing needs.

For the unincorporated portion of the County, the projected population in 1997 is estimated to be 128,000 persons based on the assumption that 80 percent of the entire County population resides in the unincorporated portion. This population estimate then translates to a projected housing need of 46,043 total units at an average household population of 2.78 persons per unit. Given that there were 34,826 occupied dwelling units in the unincorporated portion of the County in 1990, an additional 11,217 dwelling units are needed to accommodate the 1997 projected population. These new units should be developed to meet the needs, as determined by HCD, of the four income groups which are:

The area median income to be used by the County for the above-listed income groups is provided by the California Department of Housing and Community Development and updated annually. The 1996 area median income for El Dorado County, based on a family of four, is $46,400. The table below shows the maximum income limits for each income level adjusted for family size. The above-moderate income level is not included in the table as this group represents all incomes in excess of the moderate income limits.

RELATIONSHIP TO OTHER ELEMENTS

The Housing Element is primarily related to the Land Use Element in that the latter establishes the planning framework and policies determining development densities and patterns which may direct the location and distribution of jobs and housing.

ORGANIZATION OF THE ELEMENT

As charged by the Legislature, the Housing Element is to consist of four basic components:

1. An assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs.
2. A statement of the community's goals, quantified objectives, and policies relative to the maintenance, improvement, and development of housing.
3. A program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the administration of land use and development controls, provision of regulatory concessions, and the utilization of appropriate Federal and State financing and subsidy programs when available.
4. An analysis and program for preserving assisted housing developments.

The goals, objectives, policies, and programs are contained within this volume of the General Plan. The needs assessments and analyses are contained in Volume II, Background Information, El Dorado County General Plan.

It is intended that the goals, objectives, and policies contained herein apply throughout the entire time frame of the General Plan. The programs are formulated to be conducted over a five-year period. A revision to the General Plan will occur at five-year intervals following the adoption of the Plan. At that time, all programs will be evaluated for completion and a revised set of programs will be developed to cover the next five-year period. Each program shall contain the following information:

1. A brief statement of the program, including specific actions which will be taken to implement the program;
2. The department(s) or agency(s) responsible for implementation;
3. Secured or possible sources of financing or funding; and
4. A schedule for completion.

POLICY SECTION

HOUSING NEEDS AND OPPORTUNITIES

A variety of housing opportunities by type, tenure, price, and neighborhood character to ensure the availability of sufficient quantities of buildable land to allow the construction of decent housing within a suitable residential environment for all residents, regardless of income, race, gender, age or any other arbitrary factor.

OBJECTIVE 4.1.1: HOUSING NEEDS

Attainment of the County's projected share of the regional housing needs.

• Policy 4.1.1.1
  The County shall work to provide housing for lower income households in accordance with the following quantified objectives:

EL DORADO COUNTY'S QUANTIFIED OBJECTIVE BASED ON REGIONAL HOUSING NEEDS: 1990 - 1997
	SPO'S Allocation (1990-1997)	New Construction (1990-1994)1	Remaining Share (1995-1997)	Rehabilitation of Affordable Units2	Conservation of Affordable Units3
Very low income	3937	5374 	3400	59	208
Lower income	3234		3234
Moderate income	4043		4043
Above moderate income	6122	6592	
Totals	17336	7162	10644	59	208
1New construction figures: See Volume II of the General Plan, Chapter 4, Housing, Table 4-9: Finaled Residential Dwelling Units. 2Rehabilitation: Assumes the County will continue to receive funds from the State for CDBG California Housing Rehab Program for Owner Occupied Housing (CHRP-O) and California Housing Rehab for Renters (CHRP-R). 3Conservation: Assumes that the number of Section 8 certificates and vouchers will increase by 15 new units in 1996-97 for very low income. 4Assumes hardship mobile home dwelling units qualify for very low income households.

• Policy 4.1.1.2
  The County shall develop programs and design funding mechanisms, such as fee reductions, density incentives, etc., to promote and provide a distribution of housing opportunities consistent with the following income levels and a projected need for 17,336 additional dwelling units for the period 1990-1997:

Income Level	Distribution	Dwelling Units
Very low	22.7 %	3937
Lower	18.7%	3234
Moderate	23.3%	4043
Above moderate	35.3%	6122

• Policy 4.1.1.3
  Specific plans need to address and provide for affordable housing.
• Policy 4.1.1.4
  The County shall work with parties such as the State and Federal governments, developers, nonprofit housing corporations, and legal services providers to attempt to provide housing for lower income households in accordance with the County's quantified objectives.

OBJECTIVE 4.1.2: COMMUNITY CARE FACILITIES

Safe, comfortable housing for groups with special needs, such as the elderly or handicapped, with low to moderate incomes.

• Policy 4.1.2.1
  Community care facilities for six or fewer persons shall be allowed by right within all residential land use designations.
• Policy 4.1.2.2
  Community care facilities for more than six persons shall be allowed with special use permit approval within all residential land use designations and shall be allowed by right in commercial designations.
• Policy 4.1.2.3
  Shelters for battered and abused women and children shall be considered community care facilities, subject to the policies stated above.
• Program 4.1.2.3.1: The County shall revise the definition of community care facilities contained in the Zoning Ordinance to specifically include shelters for battered and abused women and children thereby allowing such shelters to be located in areas designated as residential. Shelters shall also be included as a use allowed by right within commercially-designated lands.
• Agency: The El Dorado County Board of Supervisors and the Planning Department
• Funding: County General Fund
• Time Frame: The Zoning Ordinance shall be updated within one year following adoption of the General Plan.

OBJECTIVE 4.1.3: FAIR HOUSING

Elimination of discriminatory practices that result in denying residents access to affordable housing opportunities.

• Policy 4.1.3.1
  The County shall obtain and make available information regarding the enforcement programs of the State Fair Employment and Housing Commission.
• Program 4.1.3.1.1: The County shall obtain posters and other materials regarding discrimination in housing from the State Fair Employment and Housing Commission and shall post these materials in the Permit Center Public Research Room and other appropriate public places.
• Agency: The El Dorado County Planning Department
• Funding: County General Fund
• Time Frame: Ongoing

• Policy 4.1.3.2
  The County shall notify the responsible State or Federal enforcement agencies concerning violation of anti-discrimination laws.

OBJECTIVE 4.1.4: CONDOMINIUM CONVERSIONS

Limitations on conversions of existing rental housing to condominiums to prevent adverse impacts on the rental housing market.

• Policy 4.1.4.1
  Multifamily apartment complexes shall not be converted to condominiums for at least five (5) years after issuance of the Certificate of Occupancy.
• Policy 4.1.4.2
  Multifamily apartment complexes built under the Density Bonus Program shall not be converted to condominiums for at least ten (10) years after issuance of the Certificate of Occupancy. Approval of the conversion shall require the designation of all units that were developed as density bonus units or no less than 20 percent of the units for "lower income" families and no less than 10 percent of the units for "very low income" families, whichever is greater.
• Policy 4.1.4.3
  All requests for the conversion of affordable apartment rental units to condominiums shall be reviewed to determine the impact on the availability of affordable rental housing.

OBJECTIVE 4.1.5: EL DORADO COUNTY HOUSING AUTHORITY

The County shall continue to support the activities of the El Dorado County Housing Authority which is charged with the duties of coordinating all housing programs within the County and providing for implementation of the Housing Element.

• Policy 4.1.5.1
  The El Dorado County Housing Authority will conduct any and all activities authorized by the Housing Authorities Law, California Health and Safety Code Sections 32400 et seq., including without limitation those enumerated in Section 34312. The Authority has all powers authorized by applicable State law, County ordinance, and its bylaws necessary and incidental to effect its purpose.
• Program 4.1.5.1.1: The County shall continue to provide support to the Housing Authority through the El Dorado County Department of Community Services.
• Agency: The El Dorado County Board of Supervisors, El Dorado County Housing Authority, Department of Community Services, and Planning Department.
• Funding: County General Fund; Federal and State grant funding.
• Time Frame: Ongoing

Adequate housing sites suitable for residential development of all types that are properly located in response to environmental constraints, community facilities, and public services.

OBJECTIVE 4.2.1: MULTIFAMILY HOUSING

Designation of adequate sites for multifamily housing in the unincorporated portion of the County.

• Policy 4.2.1.1
  To accommodate the County's regional share of lower income housing needs, an adequate supply of lands shall be designated as Multi-Family Residential (MFR). The County's projected share of the regional housing needs for very low and lower income households is 7,171 dwelling units for the period 1990-1997. As of December 31, 1997, approximately 1,079.1 acres of vacant land designated MFR was shown on the General Plan land use maps. At an average density of 16 units per acre, 448 acres of vacant land is needed to accommodate the projected regional share of very low and lower income dwelling units. The remaining increment of 632 acres is available for “market rate” development at an average density of 12 dwelling units per acre which will accommodate 7,584 multi-family dwelling units. The 1990-2015 growth forecast projects a total multi-family dwelling unit need of 9,585 additional units. The General Plan land use maps provide a supply of vacant MFR designated lands sufficient to accommodate approximately 14,755 dwelling units. These lands shall be: (a) designated within the boundaries of Community Regions and Rural Centers; (b) located within the purveyor's service areas for both public water and sewer and in close proximity to the existing systems; and (c) close to job centers or commuting facilities. (Res. No. 298-98; 12/8/98)
• Policy 4.2.1.2
  To further accommodate the County's regional share of lower income housing needs, those sites designated Multi-Family Residential (MFR) on the General Plan land use map shall be further evaluated for application of a combining zone district which shall provide for a density range not to be less than 10 units per acre. The application of the combining zone district shall be based on site suitability to support the density. The County shall target 25 percent of the available MFR designated lands for application of said combining zone.
• Policy 4.2.1.3
  All multiple family housing projects shall be an allowed use permitted by right except where a combining zone district requires design review.
• Policy 4.2.1.4
  Co-housing shall be an appropriate dwelling type permitted on lands designated as Multi- Family Residential and High-Density Residential.
• Program 4.2.1.4.1: Revisions shall be made to all zoning districts which are consistent with the Multi-Family Residential and the High-Density Residential land use designations to allow co-housing facilities as uses allowed by right.
• Agency: The El Dorado County Board of Supervisors and the Planning Department
• Funding: County General Fund
• Time Frame: The Zoning Ordinance shall be updated within one year following adoption of the General Plan.

OBJECTIVE 4.2.2: MOBILE/MANUFACTURED HOMES

Suitable sites for the development of mobile homes and manufactured housing opportunities.

• Policy 4.2.2.1
  Mobile/manufactured home parks shall be permitted in all residential land use designations subject to the density standards of the district and subject to an approved special use permit.
• Policy 4.2.2.2
  Mobile/manufactured home parks shall be a use allowed by right on residential lands zoned with the Mobile Home Park (MP) combining zone district subject to all appropriate water, sewer and road requirements, applicable development fees, and design review. The County shall zone 10 percent of all Multi-Family Residential, High-Density Residential and Medium-Density Residential with the MP combining zone district.
• Policy 4.2.2.3
  The utilization of mobile homes and manufactured homes as an alternative to conventionally constructed homes is deemed appropriate on all parcels within the County where residential usage is allowed by right, provided these homes are placed on permanent foundations as described in the Uniform Building Code. Building fees shall reflect home construction and inspection governed by the Department of Housing and Urban Development (HUD) and be reduced accordingly.

OBJECTIVE 4.2.3: PLANNED DEVELOPMENTS

Use of planned developments to allow design flexibility and creativity to produce affordable housing.

• Policy 4.2.3.1
  Use of the Planned Development (-PD) combining zone district shall be promoted to allow greater flexibility in development standards to encourage developers to include low and moderate income housing within residential developments.

OBJECTIVE 4.2.4: PLANNED DEVELOPMENTS FOR PLANNED COMMUNITIES

Development of planned communities containing a mix of housing types.

• Policy 4.2.4.1
  Boundaries delineating the location of Planned Communities (-PC) shall be shown on the General Plan Land Use Map. It is intended that these -PC areas will contain a variety of high-intensity residential uses and housing types. Planned Communities shall be planned and developed through the specific plan process to ensure a variety of housing types and mixed uses.

OBJECTIVE 4.2.5: RURAL HOUSING

Develop rural housing opportunities within Rural Centers.

• Policy 4.2.5.1
  Rural Centers shall be delineated within the Rural Regions of the County to identify those areas where higher density residential usage shall be permitted in close proximity to, or in conjunction with, commercial opportunities. Maximum densities within Rural Centers may be limited based on the availability of public and/or community water and sewage disposal services.

OBJECTIVE 4.2.6: EMPLOYEE HOUSING

Suitable opportunities for the development of employee housing.

• Policy 4.2.6.1
  Within areas zoned for residential uses, Employee Housing providing accommodations for six or fewer employees shall be deemed a single-family structure and shall be subject to the same provisions and requirements governing the construction of single-family dwellings, subject to a showing, based on substantial evidence, that the applicant for such housing is likely to obtain, or has obtained, a Permit to Operate from the State Department of Housing and Community Development in conformance with State Health and Safety Code Section 17021.5.
• Policy 4.2.6.2
  Within areas zoned for agricultural uses, the construction of Employee Housing for 12 or fewer agricultural employees shall be subject to the same provisions and requirements governing the construction of structures permitted by right on a parcel in such agricultural zones, subject to a showing, based on substantial evidence, that the applicant for such housing is likely to obtain, or has obtained, a Permit to Operate from the State Department of Housing and Community Development in conformance with State Health and Safety Code Section 17021.6.
• Policy 4.2.6.3
  In areas zoned for agricultural uses, development of Employee Housing for more than 12 agricultural employees shall require approval of a special use permit in addition to a Permit to Operate from the State Department of Housing and Community Development.
• Policy 4.2.6.4
  In areas zoned for agricultural uses, the occupancy of Employee Housing developed under these provisions shall be limited to agricultural employees.
• Policy 4.2.6.5
  All Employee Housing shall require, at a minimum, the issuance of a building permit by the County, in addition to a Permit to Operate issued by the State Department of Housing and Community Development. Where an applicant for a building permit has not yet obtained a Permit to Operate, the applicant must demonstrate to the County, based on substantial evidence, that the Employee Housing will conform to pertinent building code requirements and the requirements necessary to obtain a Permit to Operate, and that the Employee Housing will be occupied only by persons qualifying as "employees" within the meaning of the State Employee Housing Act.