2002- 2007
YOLO COUNTY
HOUSING ELEMENT
Yolo County Planning and Public Works Department
March 2003
ii
Yolo County Board of Supervisors
Lynnel Pollock, Chair
Mike McGowan, Vice Chair
Dave Rosenberg
Frank Sieferman, Jr.
Helen Thompson
Yolo County Planning Commission
Donald Peart, Chair
Betty Woo, Vice Chair
Aurora Cornejo
Jeff Merwin
Meredith Stephens
Yolo County Planning and Public Works
John Bencomo, Director
David Morrison, Assistant Director
Lance E. Lowe, Associate Planner
Mike Martinez, GIS Coordinator
Consultants
Laurin Associates, Inc.
Consultation and Citizen Participation
The following list of agencies and community groups were notified of public hearings
during the Housing Element Update process.
iii
Area 4 on Aging
Battered Women's Center of Yolo County
Capay Citizens' Advisory Committee
Capay Valley Fire District
County Department of Social Services
City of Davis
City of West Sacramento
City of Winters
City of Woodland
Clarksburg Fire District
Clarksburg General Plan Committee
Community Housing Opportunities Corp.
Davis Community Housing
Davis Community Meals
Davis Enterprise
Davis Migrant Housing Center
Davis Mutual Housing Assn.
Day Shelter/ Emergency Shelter
DQ University
Dunnigan Citizens' Advisory Committee
Dunnigan Fire District
Elderly Nutrition Center
Esparto Citizens' Advisory Committee
County Homeless Coordinator
Development Assistance Corporation
Elderly Nutrition Program
Food Bank of Yolo County
Senior Center
Esparto Community Services District
Esparto Fire District
Food Bank of Yolo County
HACDAC
Hotel Woodland Apartments
Housing and Community Development
Housing Authority, Winters
Housing and Urban Development
Knights Landing Citizens' Advisory Committee
Knights Landing Fire District
Knights Landing Services District
Yolo County LAFCO
Legal Services of Northern California
Madison Migrant Housing Center
Madison Services District
Mercy Housing Corporation
City of West Sacramento Redevelopment Agcy.
RISE, Inc.
Rural Community Assistance Corp.
Sacramento Area of Council of Governments
Senior Citizens Center
Singles Transitional Shelter
Shelter Home
Woodland Youth Services
Yolo Community Care
Yolo Family Service
Yolo Employment Services
Yolo Hospice
Yolo Warfarer Center
Other individual interested citizens
TABLE OF CONTENTS
SECTION I INTRODUCTION AND OVERVIEW
COMMUNITY CONTEXT........................................................................................ I/ 1
HOUSING ELEMENT ORGANIZATION AND STRUCTURE ................................. I/ 3
iv
HOUSING ELEMENT BACKGROUND................................................................... I/ 4
State Law Requirements of the Housing Element .................................................. I/ 4
Public Involvement in the Review Process ............................................................. I/ 5
Time Period Covered by the Housing Element ....................................................... I/ 6
Review and Update of the Housing Element .......................................................... I/ 6
Consistency with other General Plan Elements ...................................................... I/ 6
Data Sources .......................................................................................................... I/ 8
Glossary of Terms................................................................................................... I/ 8
SECTION II HOUSING ELEMENT GOALS AND POLICIES
Introduction ............................................................................................................. II/ 1
State of California Housing Goals ........................................................................... II/ 1
Yolo County Housing Goals, Policies and Programs .............................................. II/ 2
Housing Program Summary Table.......................................................................... II/ 33
SECTION III EVALUATION OF PREVIOUS HOUSING ELEMENT
Evaluation of Previous Housing Element ................................................................ III/ 1
SECTION IV COMMUNITY HOUSING MARKET ANALYSIS
DEMOGRAPHIC CHARACTERISTICS.................................................................. IV/ 1
Age of Population.................................................................................................... IV/ 2
Race and Ethnicity .................................................................................................. IV/ 2
Income and Poverty ................................................................................................ IV/ 3
Employment and Unemployment............................................................................ IV/ 7
HOUSHOLD CHARACTERISTICS......................................................................... IV/ 9
Household Size....................................................................................................... IV/ 10
Household Types .................................................................................................... IV/ 11
HOUSEHOLDS WITH SPECIAL NEEDS ............................................................... IV/ 11
Seniors.................................................................................................................... IV/ 12
Disabled .................................................................................................................. IV/ 14
Large Households................................................................................................... IV/ 16
Overcrowding.......................................................................................................... IV/ 17
Families with Female Head of Household............................................................... IV/ 18
Homelessness......................................................................................................... IV/ 19
Farmworkers ........................................................................................................... IV/ 20
Housing................................................................................................................... IV/ 22
Housing Unit Types................................................................................................. IV/ 22
Housing Unit Condition ........................................................................................... IV/ 23
Substandard Housing Units .................................................................................... IV/ 26
Housing Tenure....................................................................................................... IV/ 26
Housing Affordability ............................................................................................... IV/ 27
Housing Overpayment ............................................................................................ IV/ 29
Vacancy Rates........................................................................................................ IV/ 30
CONVERSION OF SUBSIDIZED HOUSING.......................................................... IV/ 31
Cost Analysis for the Repalcement of At- Risk Housing .......................................... IV/ 32
SECTION V HOUSING RESOURCES
v
REGIONAL HOUSING NEEDS DETERMINATION................................................ V/ 1
Progress toward Regional Housing Needs Determination...................................... V/ 2
Availability of Land and Services for Residential Development by Community ...... V/ 6
Community Services ............................................................................................... V/ 10
Esparto Community Services District...................................................................... V/ 10
Dunnigan Water District .......................................................................................... V/ 10
Madison Community Services District..................................................................... V/ 10
Knights Landing Community Services District ........................................................ V/ 11
Cacheville Services District..................................................................................... V/ 11
Clarksburg............................................................................................................... V/ 11
Analysis of Development Potential Versus Projected Housing Needs.................... V/ 11
SECTION VI HOUSING CONSTRAINTS
CONSTRAINTS TO HOUSING DELIVERY............................................................ VI/ 1
GOVERNMENTAL CONSTRAINTS ....................................................................... VI/ 1
Agricultural Preservation Policy and County’s Growth Management Policies ........ VI/ 1
Agricultural Lands Conversion Ordinance............................................................... VI/ 3
Code and Code Enforcement.................................................................................. VI/ 4
Zoning Regulations ................................................................................................. VI/ 4
Local Permit Processing Fees and Timeframes ..................................................... VI/ 7
On and Off- site Improvements ................................................................................ VI/ 11
NONGOVERNMENTAL CONSTRAINTS ............................................................... VI/ 12
Development Costs................................................................................................. VI/ 12
Cost of Construction................................................................................................ VI/ 13
Utility Constraints .................................................................................................... VI/ 13
Availability of Financing........................................................................................... VI/ 13
RESIDENTIAL ENERGY CONSERVATION........................................................... VI/ 14
Energy Efficiency Administered by the County of Yolo ........................................... VI/ 14
SECTION VII APPENDICES
County Zoning Maps
Housing Condition Survey
Funding Resources
Sample Inclusionary Ordinance
Entities Interested in California’s First Right of Refusal Program
FIGURES AND TABLES
FIGURES
Figure 1 - Regional Map .................................................................................. I/ 2
Figure 2 - Yolo County Population Growth ...................................................... IV/ 1
Figure 3 - Income Group Percentages 2001.................................................... IV/ 5
Figure 4 - Yolo County Employment by Industry ............................................. IV/ 9
Figure 5 - Housing Units by Type .................................................................... IV/ 23
vi
TABLES
Table 1 - Quantified Objectives Summary 2002- 2007.................................... II/ 33
Table 2 - 1989 Regional Housing Needs Allocations ..................................... III/ 21
Table 3 - Age of Population ............................................................................ IV/ 2
Table 4 - Ethnicity in Yolo County................................................................... IV/ 3
Table 5 - Income Distribution by Category ..................................................... IV/ 4
Table 6 - Poverty Thresholds 2000................................................................. IV/ 6
Table 7 - Poverty Status ................................................................................. IV/ 7
Table 8 - Household Trends ........................................................................... IV/ 10
Table 9 - Average Household Size ................................................................. IV/ 10
Table 10 - Household Types 1990- 2000 .......................................................... IV/ 11
Table 11 - Senior Trends .................................................................................. IV/ 12
Table 12 - Senior Household by Income .......................................................... IV/ 13
Table 13 - Work Disability by Percentage......................................................... IV/ 15
Table 14 - Household Sizes.............................................................................. IV/ 17
Table 15 - Overcrowding .................................................................................. IV/ 18
Table 16 - Yolo County Homeless Survey........................................................ IV/ 19
Table 17 - Farmworkers 2001........................................................................... IV/ 21
Table 18 - Housing Conditions Survey 2001 .................................................... IV/ 25
Table 19 - Indicators of Substandard Housing Units ........................................ IV/ 26
Table 20 - Household by Tenure ...................................................................... IV/ 27
Table 21 - Monthly Mortgage Payments by Percentage Rate of Original Loan
Amount ............................................................................................ IV/ 28
Table 22 - Loan Amounts for Which Individuals at Various Incomes
can Qualify....................................................................................... IV/ 29
Table 23 - Number of Households Paying in Excess of 30% ........................... IV/ 30
Table 24 - Vacant Units and Vacancy Rates .................................................... IV/ 31
Table 25 - Subsidized Multi- family Housing Units ............................................ IV/ 32
Table 26 - Rehabilitation Costs......................................................................... IV/ 33
Table 27 - New Construction/ Replacement Costs............................................ IV/ 33
Table 28 - Regional Needs Allocation for Yolo County..................................... V/ 2
Table 29 - Approved/ Planned Housing Projects............................................... V/ 3
Table 30 - Residential Building Permits............................................................ V/ 5
Table 31 - Residential Development Potential by Community and Acreage .... V/ 9
Table 32 - Zoning Regulations for Zones Permitting Residences .................... VI/ 6
Table 33 - Development Permit Fees and Processing Times .......................... VI/ 7
Table 34 - Estimate of Development Fees for Single Family
Residential Projects......................................................................... VI/ 10
SECTION I
INTRODUCTION AND OVERVIEW
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 1
COMMUNITY CONTEXT
Yolo County's 661,760 acres is home to over 150,000 people. Nearly 85 percent of the
population lives in the County's four cities, which includes the cities of Davis, West
Sacramento, Woodland, and Winters. Unincorporated communities include Capay,
Clarksburg, Dunnigan, Esparto, Guinda, Knights Landing, Madison, Rumsey, Yolo and
Zamora. The City of Woodland is the county seat and the Sacramento River makes up
the eastern border of the County. Yolo County lies in the Sacramento Valley between
Sacramento, Sutter, Colusa, Napa, Lake and Solono Counties ( Figure 1).
This 2002- 2007 Housing Element, as an element of the Yolo County General Plan,
applies only to the unincorporated areas. Yolo County and its cities are part of the six-county
region which is encompassed by the Sacramento Area of Council of
Governments ( SACOG), also including the counties of El Dorado, Placer, Sacramento,
Sutter, and Yuba. In the larger geographic sense, the valley portion of Yolo County is
part of the Sacramento Valley, which with the San Joaquin Valley makes up the Central
Valley of California. Yolo County is also part of the " I- 80 Corridor" which extends
between Sacramento and the Bay Area. Its proximity to Sacramento International
Airport as well as two major interstate highways place it within a major transportation
hub of the state.
FIGURE 1
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 2
REGIONAL MAP
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 3
HOUSING ELEMENT ORGANIZATION AND STRUCTURE
The following seven sections make- up The Yolo County Housing Element, which satisfy
the requirements under State law and provide the foundation for the development of
goals, policies, implementation measures, and quantified objectives for the 2002- 2007,
Yolo County Housing Element planning period.
I. Introduction and Overview – The Introduction provides background information
on the Housing Element update process and contains an overview of the rest of
the document. A Glossary of terms is also provided defining terms commonly
used within the document.
II. Housing Goals and Policies – This section summarizes major findings of the
earlier Housing Element and sets forth County goals and polices, and outlines
County objectives for addressing Countywide housing problems. This section
also provides a Housing Program Summary Table to provide objectives for
implementation timeframes to meet the objectives stated in the 2002- 2007,
Housing Element. In addition, this section defines the departments responsible
for implementation, funding allocations and sources to implement goals, policies
and programs.
III. Evaluation of Previous Housing Element – This section reviews past and
current housing efforts in Yolo County. An evaluation of the goals and directives
stated in the adopted 1991 Yolo County Housing Element are discussed.
Analysis of past efforts for the provision of housing is summarized in quantifiable
analysis, where possible.
IV. Community Housing Market Analysis – The Community Housing Market
Analysis section documents Yolo County’s population and household
characteristics, employment and economic trends, housing stock, and existing
and future housing needs. Categorical information presented throughout this
section is used later in the document to support analysis, make projections and
formulate programs.
V. Housing Resources – The Housing Resources section identifies Yolo County's
ability to provide adequate residential opportunities for all segments of the
unincorporated population. This section provides an identification of available
sites for housing, including the availability of services.
VI. Housing Constraints – The Housing Constraints section discusses Yolo
County's housing constraints. Governmental and non- governmental constraints
on the production of affordable housing are identified. Discussion of land
availability, land use controls, development standards, and energy conservation
opportunities are discussed.
VII. Appendices – The appendices includes Yolo County Zoning Maps, Housing
Condition Survey, State and Federal Funding Sources and Sample Inclusionary
Ordinance
HOUSING ELEMENT BACKGROUND
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 4
The Housing Element of the Yolo County General Plan examines residential
development within the unincorporated County and sets forth local policies and
programs to facilitate the conservation, improvement, and development of housing for all
economic segments of the community.
This 2002- 2007, Housing Element presents policies and programs that are intended to
guide the County in daily decision- making regarding the provision of residential services.
These policies have been developed to reflect local economic and social attitudes in the
community, and also to coincide with the attainment of state housing goals, which have
been declared as follows:
􀂃 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;
􀂃 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;
􀂃 The provision of housing affordable to low and moderate income households
requires the cooperation of all levels of government;
􀂃 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; and,
􀂃 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 Law Requirements of the Housing Element
Under the requirements of State Planning Law, Article 10.6, Sections 65580- 65589.8 of
the Government Code, every city and county in California must prepare a housing
element as part of its General Plan. The housing element must document the nature of
the existing housing stock and existing and projected housing needs. In responding to
these requirements, this update profiles Yolo County's housing stock, housing needs,
resources available to meet those projected housing needs, and constraints on housing
production. Specifically, Yolo County’s Housing Element must include all of the
following:
􀂃 An analysis of population/ employment trends, documentation of projections, and a
quantification of the locality's’ existing and projected housing needs for all income
levels;
􀂃 An analysis and documentation of household characteristics, including level of
payment compared to ability to pay, housing characteristics, including overcrowding,
and housing stock conditions;
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 5
􀂃 An inventory of land suitable for residential development, including vacant sites and
sites having potential for redevelopment, and an analysis of the relationship of
zoning and public facilities and services to these sites;
􀂃 An analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including land use
controls, building codes and their enforcement, site improvements, fees, and other
exactions required of developers, and local processing and permit procedures;
􀂃 An analysis of potential and actual non- governmental constraints upon the
maintenance, improvement, or development of housing for all income levels,
including availability of financing, the price of land, and the cost of construction;
􀂃 An analysis of any special housing needs, such as those of the disabled, single
parent families, elderly, large families and persons in need of emergency shelter;
􀂃 An analysis of opportunities for energy conservation with respect to residential
development; and,
􀂃 An analysis of assisted housing development eligible to change to non- low income
housing.
Public Involvement in the Review Process
State law specifies that " During the preparation or amendment of the general plan, the
planning agency shall provide opportunities for the involvement of citizens, public
agencies, public utility companies, and civic, education, and other community groups
through hearings and any other means the city or county deems appropriate."
( Government Code Section 65351). Special advertising and outreach measures have
been taken to notify special housing needs population groups such as churches, low
income persons, disabled persons, elderly, community and non- profit groups and county
general plan advisory groups. The Yolo County Planning and Public Works Department
conducted numerous public hearings to facilitate public input on the Draft 2002- 2007,
Yolo County Housing Element. The Draft Yolo County Housing Element has undergone
several public hearings at the Housing and Community Development Advisory
Committee, General Plan Advisory Committees, and Planning Commission over the last
year. The Draft Housing Element was also publicly circulated for a forty- five ( 45) day
review and comment period, which commenced August 5, 2002. Comments received to
date have primarily focused on the lack of housing for very low income, elderly and
farmworker populations. In accordance with State law, the Yolo County Planning and
Public Works Department held publicly noticed hearings before the Yolo County
Planning Commission on September 13, 2001, and October 18, 2001, to initiate update
of the Yolo County Housing Element.
Subsequent Planning Commission meetings were also conducted on October 17. 2002,
to review the " Draft" 2002- 2007 Yolo County Housing Element Background Report and
recommendations were made at that time to forward the document to the Yolo County
Board of Supervisors for their approval. On November 18, 2002, the Board of
Supervisors approved of the Draft Housing Element and its transmittal to the State
Department of Housing and Community Development for the initial 60- day comment
period.
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 6
Time Period Covered by the Housing Element
This updated Housing Element covers the five- year planning period from June 2002, to
June 2007.
Review and Update of the Housing Element
Government Code Section 65588( a) requires communities to review their housing
elements as frequently as appropriate to evaluate progress made implementing the
housing element, and to determine if their goals, objectives, and policies are appropriate,
and assess how effective the housing element has been toward attainment of the
communities’ housing needs. Government Code Section 65588( b) requires the housing
element to be revised as appropriate, but not less than every five years, to reflect the
results of this periodic review and suggests the review be included in the updated
element. The Yolo County Housing Element will be revised again in five years ( 2007) in
accordance with State law.
Annual reviews will also be conducted on the status of the plan with regard to the
progress in its implementation, including the progress in meeting Yolo County's share of
regional housing needs. Such annual review will be in accordance with Section 65400
of the Government Code.
Consistency with other General Plan Elements
The Housing Element is one of seven elements required under State Planning law. The
Housing Element is consistent with the other six required General Plan elements, which
include: Land Use, Circulation, Conservation, Open Space, Noise and Safety. The
Housing Element is also consistent with Yolo County's adopted optional elements, which
include the Agricultural and Open Space and Recreation Elements. Findings for
consistency with the other required and optional elements is as follows:
􀂃 Land Use Element - The residential land uses identified in the Housing Element
are consistent with the Land Use Element land use categories. Any changes in land
use to accommodate the County's regional housing share would require a
General Plan Amendment and Zoning change to ensure continued consistency. The
updated Housing Element is not proposing any specific changes in land use.
􀂃 Circulation Element - The amount of residential development required to meet the
County's regional share of housing would be distributed in such a way that it would
not have substantial effects on the County's regional circulation. Any local street
improvements necessitated by new development would be provided by that
development. It is not anticipated that residential development in the unincorporated
area between 2002 and 2007 would cause local traffic to exceed Levels- of- Service
( LOS) objectives stated in the Circulation Element. The Housing Element is
therefore, consistent with the Circulation Element.
􀂃 Conservation - No lands designated for conservation will be developed under the
adopted Housing Element. Subsequent proposed residential projects beyond the
scope of the Housing Element would require a General Plan Amendment and Zone
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 7
change to ensure continued consistency with the Conservation Element. The
Housing Element is therefore, consistent with the Conservation Element.
􀂃 Open Space - No lands designated for Open Space will be developed under the
Housing Element. Any future residential proposals on open space lands would
require a General Plan Amendment and Zoning change. The Housing Element is
therefore, consistent with the Open Space Element.
􀂃 Noise Element - The Housing Element is consistent with the Noise Element in that
no lands are proposed for residential use, which would subject residential
development to excessive levels of noise.
􀂃 Safety Element - The Housing Element is consistent with the Safety Element
because no lands within a 100- year floodplain, with unstable soils, or within areas of
high hazard for wildfires could be developed for residential use without appropriate
mitigation measures.
􀂃 Agricultural Element - No changes in land designated as agricultural preserves
have been proposed for residential development. All potential residential
development is planned within existing communities on lands designated for
residential use. The Housing Element is therefore, consistent with the Agricultural
Element.
􀂃 Open Space and Recreation - No changes in land designated for open space or
recreation are being proposed for residential development. The Housing Element is
therefore, consistent with the Open Space and Recreation Element.
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 8
Data Sources
The Yolo County Housing Element utilizes data from the 1980, 1990 and 2000 Census
prepared by the United States Census Bureau. Other data sources used include, but are
not limited to: Sacramento Area of Council of Governments ( SACOG) projections,
Datum Populus, Department of Finance, Housing Surveys, various Yolo County public
and private agencies, and Yolo County Planning and Public Works, Planning and
Building data.
Glossary of Terms
The following definitions are commonly used terms in the Yolo County Housing Element:
Above Moderate Income: Above Moderate Income households are defined as
households with incomes over 120 percent of the county median.
Affordability: Annual cost of housing includes mortgage, principle and interest
payments as amortized over 25 years with a 25% down payment or gross rent that does
not exceed 30% of gross annual household income or 30% of gross annual income
devoted to rental housing, including utilities are defined as " affordable".
Affordable Housing: " Affordable Housing" refers to the relationship between the price
of housing in a region ( either sale price or rent) and household income. Adequate
housing is that which is affordable to households of low, moderate and middle incomes.
For housing to be affordable, shelter costs must not exceed 30% of the gross annual
income of the household. In terms of Inclusionary housing, " Affordable Housing" refers
to housing units that are affordable to households of very low, low, and moderate
incomes.
Below Market Rate ( BMR) Unit: A Below Market Rate ( BMR) unit is a housing unit that
sells or rents for less than the going market rate. It is typically used in reference to
housing units that are directly or indirectly subsidized or have other restrictions in order
to make them affordable to very low, low or moderate income households. If units can
not be provided by the market rates affordable to lower households, then BMR units
become necessary.
Density: This refers to the number of housing units on a unit of land ( e. g. ten units per
acre). In Yolo County, the lowest density residential zoning is " RRA" which allows a
maximum of 1 housing unit per 2 ½ acres ( not including second units). The highest
density residential zoning is " R- 4", which allows 20 units per acre ( not including density
bonuses). The majority of the Yolo County is zoned for low- density residential
development, which typically allows 6 units per gross acre.
Emergency Shelters and Transitional Housing: There are two types of housing
specially designed to meet the temporary needs of homeless families and individuals.
An " Emergency Shelter" is a facility designed to provide free temporary housing on a
night- by- night basis to homeless families and individuals. " Transitional Housing"
provides longer term accommodations to homeless families and individuals. Transitional
Housing provides a stable living environment for the period of time necessary to learn
new skills, find employment, and/ or develop a financial base with which to re- enter the
housing market.
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 9
General Plan: The State of California requires that every city and county have a
" General Plan." The General Plan sets forth long- term goals, objectives and policies
that will guide the community's physical development. By law, a general plan must
contain seven " elements" or components of the plan that addressees different issues.
Those required elements are Land Use, Circulation, Housing, Conservation, Open
Space, Noise and Safety. All of the elements affect one another and, therefore must be
consistent.
Habitable ( room): is a space in a structure for living, sleeping, eating or cooking.
Bathrooms, toilet compartments, closets, storage or utility space, and similar areas, are
not considered habitable space.
Income Categories: The federal and state governments require that local jurisdictions
consider the housing needs of households in various " income categories." Income
categories are determined by the median household income at the local level. In
wealthier cities, low income may be quite high relative to Yolo County's low- income
category. In Yolo County, the median household income in 2001 for a family of four was
$ 57,000 as determined by the Department of Housing and Urban Development ( HUD).
Low Income: Low- Income households are defined as households with incomes
between 50 percent and 80 percent of the county median.
Mixed Use: This refers to different types of development ( e. g. residential, retail, office,
etc.) occurring on the same lot or in close proximity to each other. Yolo County allows
mixed use in commercial zones, with housing typically located above primary
commercial uses on the premises.
Moderate Income: Moderate- Income households are defined as households with
incomes between 80 percent and 120 percent of the county median.
Planned Development ( PD) Zoning: The Planned Development ( PD) Combining Zone
classification is intended to be applied on parcels which, in the opinion of the
Commission, are suitable for the proposed development and for which detailed
development plans have been submitted and approved and/ or for which detailed written
development plans and/ or regulations are approved.
Second Units: Also referred to as " granny" or " in- law apartments." Second units
provide a second housing unit on the same lot as a single family dwelling unit. Yolo
County defers to the state guidelines for second units in all residential zones, which must
comply with Government Code Section 65852.2. Second units in the residential zones
requires approval of a Conditional Use Permit.
Substandard Housing: This refers to housing where major repair or replacement may
be needed to make it structurally sound, weatherproofed and habitable.
Subsidized Units and Section 8: " Subsidized units" typically refers to units that rent
for less than the market rate due to a direct financial contribution from the government.
Section 8 is a subsidy program funded by the federal government and overseen by the
County Housing Authority to provide low rents and/ or housing payment contributions for
very low and low income households.
2002 - 2007 Yolo County Housing Element
Section I - Introduction and Overview I/ 10
Very Low Income: Very Low Income households are defined as households with
incomes less than 50 percent of the county median.
Zoning: Zoning is an activity under taken by local jurisdictions to direct and shape land
development activities. The intent of zoning is to protect the public health, safety, and
welfare by ensuring that incompatible land uses ( e. g. residential vs. heavy industrial) are
not located next to each other. Zoning also impacts land values, creating and taking
away " capitol" for and from property owners. For example, a lot that is zoned for
commercial development is more valuable ( in financial terms) than a lot that is zoned for
open space. Typically, lots that are zoned for higher densities have greater value on the
market than lots that are zoned for lower densities. Zoning is one of the most important
regulatory functions performed by local jurisdictions. Yolo County's zoning is set forth in
it’s Zoning Ordinance and Zoning Maps.
SECTION II
HOUSING GOALS, POLICIES, AND PROGRAMS
2002 - 2007 Yolo County Housing Element
Section II - Housing Goals, Policies, and Programs II/ 1
INTRODUCTION
State Housing Law ( Government Code Section 65580) requires each local jurisdiction to
develop a five- year housing program outlining a schedule of actions the County is taking or
intends to take to implement housing policies and achieve its housing goals and objectives. The
County is required to address the housing needs of all economic segments of the population.
According to State Law, the Housing Program must address the following issues:
1. Identification of a sufficient number of adequate sites to accommodate the identified housing
needs over the planning period for all types of housing for all income levels including rental
housing, manufactured housing, and mobile homes.
2. Steps which will be taken to achieve the goals and objectives through the administration of
land use and development controls, provision of regulatory concessions and incentives, and
the utilization of appropriate federal and state financing and subsidy programs.
3. Facilitate and assist in the development of adequate housing to meet the needs of very low,
low, and moderate income households and those with special needs.
4. To the fullest extent possible, mitigate or remove governmental restraints in order to
preserve, rehabilitate, and develop housing in the County.
5. Promote housing opportunities for all residents of Yolo County.
6. Preserve assisted housing, which is at- risk of converting to market rate or non-housing
uses.
State of California Housing Goals
The 2000 California Consolidated Plan provided a five- year housing strategy that outlined four
objectives regarding the use of federal monies towards housing needs in the state. The four
broad based objectives were:
􀂃 Meet the housing needs of low income renter households, by providing homeownership
opportunities for first- time homebuyers;
􀂃 Meet the housing needs of low income homeowner households;
􀂃 Meet the housing and supportive housing and accessibility need of the homeless and other
special needs groups, including prevention of homelessness; and,
􀂃 Remove impediments to Fair Housing.
Within the five year strategy itself more detailed strategies were outlined that addressed housing
as a statewide concern. The first strategy was ‘ the preservation of existing housing and
neighborhoods’, which included the rehabilitation of existing homes, code enforcement and
preservation of government- assisted housing projects. The second strategy was ‘ the reduction
of housing costs’ through such actions as housing development on surplus and under- utilized
land, self- help construction and rehabilitation programs and eliminating duplicate environmental
review procedures.
2002 - 2007 Yolo County Housing Element
Section II - Housing Goals, Policies, and Programs II/ 2
In 1999, the State issued the California Statewide Housing Plan Update. Key issues included:
( 1) the need for higher levels of housing construction to meet the State’s housing needs; ( 2)
renter and owner overpayment for housing; ( 3) the increase of overcrowding in portions of the
State; ( 4) that large portions of the affordable housing stock are ‘ at- risk’ of being converted to
market rate; and ( 5) that the housing needs of the homeless and temporary farm workers are
not being met.
Yolo County Housing Goals, Policies, and Programs
The purpose of this section is to create a housing program that works toward the preservation,
improvement and development of housing for Yolo County. The housing program includes
many components, such as the establishment of goals, objectives and programs, which
together provide a foundation upon which detailed housing activities, can be developed and
implemented.
The goals and policies of the Housing Element provide the direction for the County’s programs
or actions. The goals and polices and subsequent programs or actions are formulated to
address the existing and future housing needs of all segments of the County according to the
state and regional framework, in concert with the County’s housing needs, resources and
constraints.
By definition, a " goal" is a general expression of community values, which sets a direction or
ideal future end, condition or state. A policy is a specific statement to be used in guiding
decision making based on Housing Element goals and policies. A program presents specific
actions, strategies, and directives, which carry out Housing Element policy.
Goals for the 2002- 2007, Yolo County Housing Element are as follows:
Goal One: To provide for the County’s regional share of new housing for all income groups;
Goal Two: To encourage the provision of affordable housing;
Goal Three: To improve/ conserve the existing supply of housing;
Goal Four: To ensure equal housing opportunity;
Goal Five: To promote energy conservation; and
Goal Six: To promote housing cooperation and coordination.
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Objectives, Policies and Programs
GOAL ONE: TO PROVIDE FOR THE COUNTY'S REGIONAL SHARE OF NEW HOUSING
FOR ALL INCOME GROUPS.
Policies:
Policy One: The County will evaluate changes in community general plans for their effect on
the County's ability to meet its regional share of housing.
Policy Two: The County will evaluate current zoning to ensure that sufficient land is zoned at
various densities to meet the County's regional share of housing.
Policy Three: The County will determine, based on the above community plan and zoning
analysis, if there are any deficiencies in land zoned for specific types of housing and in what
communities these deficiencies exist.
Policy Four: Zoning for residential development will emphasize development within or adjacent
to existing communities or cities, and where public facilities and services can be extended or
provided.
Policy Five: The County will identify sites that are suitable for multifamily and self- help single
family housing.
Policy Six: The County shall provide information to the public and developers on approved
residential developments and vacant residential land supply.
Policy Seven: The County shall expedite the processing and approval of residential projects
that conform to General Plan, Zoning, and other applicable County regulations.
Policy Eight: The County will allow second units in residential zones, as provided by Sections
65852.1 and 65852.2 of the Government Code, while protecting the single family character of
existing neighborhoods.
Policy Nine: Where affordable residential units are included within a housing development,
such units shall be dispersed throughout the development and shall be visually indistinguishable
from market rate units within the development.
Policy Ten: The County, shall on a countywide basis, continue to allow the installation of
manufactured housing on permanent foundations in accordance with residential development
standards of the County and State Government Code Sections 65583 ( c)( 1) for factory built
housing and mobilehomes.
Policy Eleven: The County shall continue to cooperate with nonprofit organizations, public
agencies, and for profit housing providers that seek to develop affordable housing in the County
to achieve the County's Housing Element goals.
Policy Twelve: The County will follow the requirements of state law regarding the
establishment and permitting of residential care facilities and farmworker labor housing, as
provided in the Government and Health and Safety Codes.
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Implementation Programs
The following programs are designed to adhere to the County's commitment to provide housing
for all income levels within the County.
PROGRAM ONE: Provide Adequate Sites for Housing
The SACOG projection of the County's basic new construction need is 1,003 dwelling units
between July 1, 2000 and July 1, 2007.
The supply of developable land with adequate infrastructure zoned for residential use in the
County is a limiting constraint, especially for multifamily housing projects that could serve low-income
households.
The lack of adequate infrastructure in the incorporated County area is, in part, a consequence of
County land use policy and the policies of the cities in Yolo County. The policy arrangement
between the County and the cities, as discussed in the constraints section, has been that urban
development should occur within or adjacent to existing cities. The joint policy is not designed
to limit the overall amount of growth in the County, but to channel growth to those areas where
infrastructure can be provided most economically.
Through this arrangement, development county- wide can continue, although that portion of the
growth which might otherwise be " credited" to the County will eventually become part of the
cities. The SACOG plan does not recognize this policy arrangement, so that a substantial
portion of the County's share of the regional housing need, while showing in the SACOG plan
as taking place in the unincorporated area, will actually occur in the cities through annexation of
unincorporated land adjacent to the cities. Through annexation, the cities provide their SACOG
share plus the majority of the County's share of housing.
While annexation will account for a substantial portion of the County's share of housing, Yolo
County recognizes that it cannot rely on the cities to provide for all of its share of housing as
well as their own share. The County will not ignore its responsibility to facilitate housing
development in unincorporated communities and to plan for the long- term need to improve
infrastructure in these communities to allow additional growth. The County also recognizes its
responsibility to facilitate the development of low- and moderate- income housing in the
unincorporated area, especially to the extent that the housing development in annexed areas
does not provide for the County's share of such housing.
Objective: To improve the development potential of vacant sites, which are limited due to a lack of
infrastructure. The County will apply for available state and federal funding for water, sewer and
storm drainage improvements. This funding will enhance the vacant land and promote the
feasibility of new construction for affordable housing.
Specific Action Required: As a part of a long- range plan for improving the development potential of
residentially- zoned land, the County will seek funding from the state for a CDBG P/ TA grant to
prepare a specific plan and facilities plan for the financing of needed facilities that would serve low-income
housing.
Funding Sources: CDBG P/ TA Grants
Responsible Agencies/ Departments: Planning and Public Works Department
Implementation Schedule: Application to be submitted in 2003.
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Expected Results: Addition of available water, sewer storm drainage infrastructure to sites
currently lacking this infrastructure and to improve the existing infrastructure. The immediate
expected result is a long- range specific and facilities plan which will address the financing
needed and future financing possibilities for infrastructure improvement.
PROGRAM TWO: Surplus Land Data Base
One possible source of land for residential development is surplus land held by public agencies
in the unincorporated County area. Public agencies, which may hold developable land, include
school districts, special districts, the federal government, the state of California, and the County.
Objective: To establish a Geographic Information Systems ( GIS) landuse database, which
identifies vacant parcels and their potential for residential use.
Specific Action Required: Identify the potential for vacant parcels to be converted to residential
use. Once completed, the County will initiate the appropriate land use designations to assure the
best and highest residential land use.
Funding Sources: County General Fund, Planning and Public Works Department operating
budget, CDBG P/ TA Grant.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Completed by 2005.
Expected Results: Identification of vacant and under- utilized parcels in the County. The
completed information will assist the County in establishing the best use for identified parcels.
PROGRAM THREE: Community Plan and Zoning Consistency
The General Plan for the County is based on a number of community plans for special
unincorporated areas. These plans address land use and other issues reflected in the County's
General Plan. Local zoning must be consistent with these plans. During the development and
revision of these community plans, the County must ensure that local land use polices, and any
changes in zoning reflect those policies, are not only consistent with the community's
development goals, but with the county- wide housing goals and the County's regional share of
housing for all income groups.
Objective: As part of the community planning process, the County will continue to ensure that
goals, policies, and implementation measures for community plans are consistent with county-wide
housing goals and needs.
Specific Action Required: The Planning and Public Works Department is the responsible agency
for County planning and will implement this consistency review as part of its on- going planning
responsibility.
Funding Sources: County General Fund, Planning and Public Works Department operating
budget.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing program.
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Expected Results: To ensure the consistency of the community plans and the County’s General
Plan housing goals and policies.
PROGRAM FOUR: Development of Sites for Multifamily Housing and Self- Help Housing
One of the most critical needs in the unincorporated County area is affordable multifamily rental
housing and large family housing, especially for low- income families. Because there are a
limited number of sites with suitable physical and environmental characteristics that can be
provided with the necessary public facilities, the County must encourage the most productive
uses of these sites. Multifamily rental housing does not typically provide dwelling units for large
families, so the County must also encourage ownership opportunities for families.
Objective: The County's primary objective will be to encourage small- scale multifamily projects
and self- help ownership housing located in those unincorporated communities that are closest
to employment and services. By focusing on a number of small projects, the County can ensure
that no one community receives a disproportionate share of the multifamily and self- help
housing, while at the same time accommodating development within the limits of the available
infrastructure.
Specific Action Required: To continue to encourage multifamily and self- help projects, the
County will offer density bonuses, help interested developers apply for government financing
and/ or other government subsidies, assist interested developers in acquiring surplus
government land suitable for multifamily development, expedite permit processing, and waive
fees for low- income dwelling units. The County shall take a proactive approach for affordable
multifamily and self- help housing development by contacting possible sources of housing
development such as Mercy Housing or Habitat for Humanity, identifying possible sites in the
County for housing development, identifying incentives, such as fee reductions, funding sources,
and process streamlining techniques, and promoting self- help housing to the public through
informational brochures and County web- site information.
Funding Sources: County General Fund, Planning and Public Works Department operating
budget.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing program. The outreach program,
including the contacting of developers, will be completed by July 2004. The development
community shall be annually updated about the availably of this program.
Expected Results: The development of affordable multifamily housing. This will include 100
affordable multifamily units of which 25 percent will be for very- low income households, 50
percent will be low- income households and 25 percent will be for moderate- income households.
In addition, the development of 25 units of self- help housing of which 40 percent will be for low-income
households and 60 percent will be for moderate- income households.
PROGRAM FIVE: Sites for Special Group Housing
There are a number of special population groups, which the State has identified as in need of a
residential living environment for their proper physical and mental fulfillment. These groups
include mobility, developmentally, and mentally impaired individuals; elderly residents in need of
24- hour care; persons with mental illnesses; and individuals recovering from substance abuse.
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Objective: In order to make available sites for special group housing, group homes of six or fewer
individuals serving these and other special population groups will be allowed as a residential
use in any residential zone in the County.
Specific Action Required: Yolo County will continue to revise its zoning code to reflect the
requirements of state law regarding group homes.
Funding Sources: County General Fund, Planning and Public Works Department operating
budget.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Yolo County Zoning Code will be updated by the end of the 2003/ 2004
calendar year.
Expected Results: To permit by right special group housing in all residential zones. This will assist
the production of such housing by removing constraints which otherwise would exist.
PROGRAM SIX: Infrastructure Development Program
A major constraint to the development of housing in unincorporated Yolo County is the lack of
adequate public services such as water and sewer infrastructure. Housing development is
dependent on the availability of such public services and an inadequacy in this service inflates
the cost of construction.
Objective: In order to expand the availability of sites for multifamily development to facilitate the
development of housing for lower income households housing and to lower the construction costs
by providing funding for infrastructure development, the County will utilize funding programs such
as; the CalHome Program, Mercy Loan Program, Predevelopment/ construction Loan Program,
and the Water and Waste Disposal Program. If the County receives funding from one or more of
these programs, this funding will be used in the development of infrastructure for housing
affordable to lower income households.
Specific Action Required: The Planning and Public Works Department will identify which of the
above listed programs will satisfy the needs of the County to provide adequate infrastructure for
multifamily development to facilitate the development of housing for lower income households. The
Planning and Public Works Department will then apply annually, or as frequently as allowed, for
funding program( s) that have been identified as the best program for the County’s needs. Once
funding is received, the County will use this money for the development of infrastructure for
multifamily housing affordable to lower income households. In addition, the County will consider an
infrastructure fee on residential building permits on agriculturally zoned land. The proceeds of this
fee will be used to make infrastructure improvements in existing unincorporated communities in the
County.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Identification of possible funding sources by January 2004, applications
to be submitted annually thereafter.
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Expected Results: To determine the County’s potential for infrastructure improvement funding
sources. If funded, providing additional County financial incentives and resources for the production
of affordable housing.
PROGRAM SEVEN: Development Information Program
By keeping the public and the housing development community informed of approved
residential development and the availability of vacant land, the County desires to promote
residential development and public participation in the development process.
Objective: To inform the public and housing developers of approved housing development projects
in the County.
Specific Action Required: The Planning and Public Works Department will identify all current
approved housing projects and provide this information to the public and developers through
postings in the planning department and on the County’s web site.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Information will be updated and posted quarterly.
Expected Results: To make available to the public this information, public participation in housing
development throughout the County may be enhanced.
PROGRAM EIGHT: Development Processing System Review Program
Complex processing procedures in permit issuance can be a major obstacle in housing
development especially for affordable housing projects that are under tight timelines imposed by
State and Federal funding programs.
Objective: Minimize processing time for development permits, especially those for affordable
residential projects and those which conform to County development requirements.
Specific Action Required: Monitor the development processing/ review procedures on an ongoing
basis to minimize the time required for review by the County. This reduction in time will reduce the
cost to developers and may increase the housing production in the County.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing - monitoring to be done on a quarterly basis.
Expected Results: The reduction of plan review time needed by County staff and housing
developers.
PROGRAM NINE: Secondary Dwelling Unit Development
Secondary dwelling units are another resource for senior and affordable housing. These units are
currently allowed in the County.
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Objective: Continue to allow and encourage secondary dwelling units in residential and agricultural
zones while maintaining the character of the existing neighborhood.
Specific Action Required: The County will continue to enforce the provisions declared in Sections
65852.1 and 65852.2 of the Government Code. In addition, the Secondary Zoning Code will be
amended to include the requirements of AB 1866 which requires all applications for second units
filed on or after July 1, 2003 be considered ministerially, without discretionary review and a hearing.
Information on this program will be made available to the public at County Planning and Public
Works office and the County web- site to be completed by June 2005.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing zoning. Zoning amendments to be
completed by 2003/ 2004.
Expected Results: Additional units that may be a more affordable resource for lower income
households.
PROGRAM TEN: Residential Care Facilities
The County currently allows residential care facilities in residential zones following the
requirements of state law.
Objective: Continue to allow residential care facilities in residential zones while maintaining the
character of the existing neighborhood.
Specific Action Required: The County will continue to follow state requirements in the permitting
and establishment of residential care facilities.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing zoning.
Expected Results: The establishment of housing and care facilities for persons with disabilities.
PROGRAM ELEVEN: Farmworker Labor Housing
The County currently allows farmworker labor housing in agricultural zones. These facilities have
certain requirement regarding the establishment and permitting of such facilities as provided in the
Government and Health and Safety Codes.
Objective: Continue to allow farmworker labor housing in agricultural zones while maintaining the
character of the existing neighborhood.
Specific Action Required: The County will continue to follow state requirements in the permitting
and establishment of farmworker labor housing. The County will take measures encourage and
facilitate the production of farmworker housing, such as funding development, developer
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identification, maintaining an inventory of sites, site development, etcetera and ensuring zoning and
development standards facilitate a variety of housing types for farmworker housing needs. The
County will review the zoning code to determine that zoning and development standards facilitate a
variety of housing types for farmworker housing needs, including multifamily, manufactured
housing, mobile homes, boarding houses and second units. The County will encourage the
development of housing for farmworkers by assisting interested developers with applications for
funding and assisting in application processing to mitigate any potential processing constraints.
The County will develop an informational brochure illustrating the possible funding sources and
other County incentives for the development of farmworker housing and provide this brochure at
the Planning and Public Works Department and on the County web site.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing zoning. Evaluate Zoning Code by
June 2005. Investigation of resources and development of brochure to be completed by July 2006.
Expected Results: The establishment of housing for farmworker housing needs.
PROGRAM TWELVE: First- time Homebuyers Downpayment Assistance
The County has a First- time Homebuyers downpayment assistance program, however this
program has been moderately successful in the past due to lack of public interest, the price of
homes in the County and lack of County staffing.
Objective Continue and improve the program in order to ensure its success.
Specific Action Required: Re- evaluate the program guidelines to establish if an increase in
downpayment assistance is necessary, commit County staff to the program, promote the program
to the public through public outreach, inform local real estate agencies of the program availability
and continue to apply for funding for the program.
Funding Sources: CDBG and HOME funds.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing zoning. The re- evaluation of the
program guidelines will be completed by January 2005.
Expected Results: Downpayment assistance to 25 First- time homebuyers in Yolo County.
PROGRAM THIRTEEN: Housing for Persons with Disabilities
Persons with disabilities have been identified by the State as a housing special needs group and
thus actions must be taken to ensure that housing for these persons is not inhibited due to Yolo
County housing policies and practices.
Objective: The identification and removal of possible governmental constraints to the development
of housing for persons with disabilities.
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Specific Action Required: Annually evaluate whether there are constraints on the development,
maintenance and improvement of housing intended for persons with disabilities. The analysis
will include a monitoring of existing land use controls, permit and processing procedures and
building codes. If any constraints are found in these areas, the County will initiate actions to
address these constraints, including removing the constraints or providing reasonable
accommodation for housing intended for persons with disabilities.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department, Planning
Commission, Board of Supervisors.
Implementation Schedule: The County will conduct an evaluation by January 2005 and annually
thereafter. If any constraints are found, the County will take subsequent actions within six
months of the completion of the evaluation.
Expected Results: A complete evaluation of the County’s policies and regulations to determine if
any constraints to the development of disabled housing as a result of those policies and regulations
exist and removal of such constraints if they do exist.
PROGRAM FOURTEEN: Regional Housing Needs Allocation and Annexation
It has been the policy of Yolo County to direct residential development to unincorporated
communities and lands adjacent to cities, which will then be annexed by the City. While the County
does receive credit for residential development in the unincorporated communities, it does not
receive credit towards the Regional Housing Needs Allocation ( RHNA) for development that is
annexed by a city. The Sacramento Area Council of Governments ( SACOG) Regional Housing
Needs Plan ( RHNP) ( September 20, 2001) makes allowances for this condition in its “ Policy for
RHNP Redistribution Upon Annexation of Incorporation” stating that the “ affected county and
annexing/ incorporating city may negotiate any redistribution of housing need that is mutually
acceptable”.
Objective: The County will pursue conditions during the annexation process to account for the
redistribution of the RHNA which is mutually acceptable to the County and annexing city.
Specific Action Required: The County will follow SACOG’s guidelines ( RHNP, page 13) in the
annexation process and attempt to fairly redistribute the RHNA.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department, Planning
Commission, Board of Supervisors.
Implementation Schedule: Development of procedural process to be completed by January 2004.
Expected Results: The County will receive credit towards their RHNA for residential development in
areas that are annexed by cities.
PROGRAM FIFTEEN: Multifamily Acreage Inventory and Rezone
Historically, affordable housing development occurs mainly in areas with higher density zoning
because of the large costs of housing development. The County has a limited number of acreage
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available for multifamily development and as such, desires to expand the acreage available with
proper infrastructure and services for multifamily development.
Objective: The County shall encourage the development of multifamily housing to facilitate the
development of housing affordable to lower income households by inventorying the current
multifamily sites to assess their development potential, rezoning areas in the County that has the
highest potential for multifamily development and providing infrastructure funding to assist in
developing these sites.
Specific Action Required: The County will inventory the existing multifamily sites to assess their
development potential. In addition, assessment of which areas in the County have the greatest
multifamily development potential and if necessary and feasible rezone those areas for multifamily
uses. The inventory, assessment and necessary zoning actions will result in 10- 15 acres of R- 2
and R- 3 zoned lands suitable for multifamily development and anticipated to accommodate 120
multifamily units. Further, infrastructure development funding will be provided to the areas deemed
the greatest multifamily development potential. The infrastructure funding will be provided for as
stated in Goal One Program Six of this Housing Element.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department, Planning
Commission, Board of Supervisors.
Implementation Schedule: Inventory of existing multifamily sites to be completed by July 2004.
Assessment of potential rezones completed by January 2005. Rezoning and any necessary zoning
action completed by July 2005.
Expected Results: The availability of sites for the development of multifamily housing affordable to
lower income households.
GOAL TWO: TO ENCOURAGE THE PROVISION OF AFFORDABLE HOUSING.
Policies:
Policy One: The County will adopt an inclusionary housing ordinance to establish affordable
housing requirements for new development for the production of a minimum percentage of very-low,
low-, and moderate- income in new residential developments.
Policy Two: The County will establish an affordable housing fund to receive contributions from
non- residential projects, and consider exempting certain agricultural related projects.
Policy Three: The County will make use of state and federal programs for which the County
would be the applicant, and work with non- profit and for- profit developers to make use of those
programs directed to housing builders. Specific programs, which the county will use, funding
permitting are: Community Development Block Grant Program ( CDBG), Joe Serna Jr.
Farmworker Housing Grant Program ( FWHG), Home Investment Partnership Program ( HOME),
Multifamily Housing Program ( MHP), USDA Rural Development and Housing and Urban
Development programs to finance low- and moderate income housing, and state and federal
programs aimed at providing housing and related services to homeless individuals.
Policy Four: The County will investigate the feasibility of issuing tax exempt bonds and
mortgage credit certificates to provide low interest financing for affordable housing.
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Policy Five: The County shall continue to grant density bonuses to home builders proposing to
include a minimum specified percentage of low- and moderate- income dwelling units within
residential developments. in accordance with Section 65915 of the Government Code. Units
designated for low- income shall be required to remain affordable consistent with the
requirements of the funding source.
Policy Six: The County will seek funding from the State of California and the USDA Rural
Development to expand the supply of housing for migrant farmworkers.
Policy Seven: The County will work with non- profit organizations, to identify potential projects
and sources of funding to develop low- and moderate- income housing.
Policy Eight: The County will identify and pursue the use of surplus government property for
the construction of housing affordable to low- and moderate- income households, including
transitional and homeless shelters.
Policy Nine: The County will work with the University of California, Davis to provide adequate
student housing.
Policy Ten: That portion of residential projects, which contain dwelling units affordable to low-and
moderate- income households shall continue to be exempted from the mitigation
requirements of the agricultural land conversion ordinance and Fish and Game mitigation
requirements.
Policy Eleven: The County will continue to allow second dwelling units on residential and
agricultural designed parcels at a density in accordance with the State Government Code and
Yolo County Code, as amended.
Policy Twelve: The County will consider, on a case by case basis, the waiver, reduction, or
deferral of fees, or the provision of other incentives, which are appropriate for the provision of
affordable housing.
Implementation Programs
The following programs are designed to adhere to the County's commitment to encourage the
development of affordable housing within the County.
PROGRAM ONE: Density Bonuses
Density bonuses provide a developer with additional dwelling units in exchange for the provision
of housing affordable to low- and- moderate- income households. State law provides that if a
developer proposes to include at least 20% of the dwelling units in a project at rents/ prices that
are affordable to low- income households or 10% of the dwelling units in a project at rents/ prices
that are affordable to very low- income households, the local jurisdiction must permit a 25%
density bonus.
Objective: The production of low and moderate- income housing.
Specific Action Required: The County will, at its discretion, continue to offer a density bonus in
excess of the state required 25% density bonus. In addition, a density bonus will continued to be
offered, at the County’s discretion, for moderate- income housing ( affordable at 80% to 120% of
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median income) depending on the physical characteristics of the site, the availability of sufficient
infrastructure to serve the project, project design, and surrounding land uses. The Density
Bonus will be promoted through the outreach program identified in Goal One Program Four of
this Housing Element. The County’s Density Bonus ordinance shall be amended to adhere to
recent legislation of the State density bonus law ( AB 1866, Chapter 1062, Statutes of 2002).
Any density bonus granted under this program shall not be cumulative with any density bonus
granted under Program Two, below. Rather, where density bonuses are available under both
programs, the developer shall choose between and be awarded only one of the bonuses.
Funding Sources: County General Fund, Planning and Public Works Department operating
budget.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing program. Amendment Density
Bonus Ordinance to adhere to new legislation shall be completed by January 2005.
Expected Results: The development of 50 moderate- income and 25 low- income housing units.
PROGRAM TWO: Affordable Housing Requirements for New Residential Development
To ensure that new residential projects include a minimum commitment to affordable housing,
the County will adopt an inclusionary housing ordinance setting forth minimum requirements for
affordable housing in new residential projects or contributions to an affordable housing trust
fund in lieu of the construction of affordable housing. The ordinance will contain findings
regarding the relationship between new development and the need for affordable housing. To
maintain the financial feasibility of development projects, the County will work with developers to
provide density bonuses, expedite permit processing, consider fee waivers for low- income units,
and apply for state and federal program subsides ( to the extent they are available and the
County or the developer can qualify) for low- and moderate- income units.
For single- family housing, the County will continue to require that 10 percent of all new single-family
development shall be affordable to low- income households. For projects of 10 to 50 units,
this requirement shall be met by a land donation or an in lieu fee, with the developer receiving a
credit toward this requirement in the amount of one unit per one- tenth ( 1/ 10) acre of donated
land. The County will transfer the land donated to a non- profit or for- profit developer for the
construction of permanently affordable multi- family rental units, if the land so donated would be
appropriate for multifamily use under the County's General Plan and Zoning Code. An in lieu
contribution for the provision of affordable housing for low- income households will be required if
such land is not appropriate for multifamily use. A procedure will be developed to notify
interested developers and non- profit organizations of the availability of land or funds under this
program. The developer will be provided with a density bonus of one unit for every affordable
unit to be constructed through the land donation. For projects of more than 50 units, the original
developer will required to include the affordable housing units within the subdivision. All
affordable units will have a deed restriction maintaining their permanent affordability.
For multifamily housing the County will require that a total of 25 percent of all new multifamily
development be affordable to low- and very- low income households, with 15 percent of the units
being affordable to low- income households and 10 percent being affordable to very low- income
households. The requirement will be met by the developer. In lieu of constructing the units the
developer may donate land of a size equal or greater than one twentieth ( 1/ 20) acre per
required affordable unit, or contribute to the housing trust fund. The developer shall receive a
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density bonus of one unit for every affordable unit provided. All affordable units will have a deed
restriction maintaining their permanent affordability. The County will develop procedures to
recapture the subsidy provided to such housing if it is sold within a specified period of time to
the extent that the deed restriction fails to assure that the units remain affordable.
The County will prepare an inclusionary ordinance to implement this program, which will include
an exemption from these requirements for small development projects ( i. e. projects of less than
ten ( 10) units).
Objective: The production of single family and multifamily dwelling units affordable to very- low
and low- income households. This program will be used in conjunction with the density bonus
program.
Specific Action Required: The Planning and Public Works Department will prepare an
inclusionary housing ordinance, to be adopted by the Board of Supervisors.
Funding Sources: County General Fund, Planning and Public Works Department operating
budget.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Adopt ordinance by July 1, 2003.
Expected Results: The production of 30 dwelling units affordable to low- income households and
15 dwelling units affordable to very- low income households. This program will be used in
conjunction with the density bonus program.
PROGRAM THREE: Housing Trust Fund
For non- residential development, the County will establish a housing trust fund to raise capitol
for the development of housing affordable to low- and very low- income households. This
program will consider exceptions for certain agricultural related businesses. The program will
include a " nexus" study to determine the correlation between non- residential development and
the need for affordable housing. The funds will be derived from a per square footage fee on all
commercial and industrial development, including new construction, expansions, and
conversion to more intensive uses. The County will consider the potential financial impact of
required contributions on non- residential development and the " nexus" between such
development and housing need.
The fee schedule will be adjusted to each type of land use to reflect the different employment
densities found. The fee schedule will bear a reasonable relationship to the number of potential
employees on- site, and to the affordable housing needs created. A study will be conducted to
analyze the nexus between new commercial and industrial development and affordable housing
needs, and the fee will be calculated accordingly.
Objective: The development of a Housing Trust Fund based on non- residential development,
excluding agriculturally designated lands, in the County. A “ nexus” study to determine the
correlation between non- residential development and the need for affordable housing.
Identification of a feasible administrative mechanism to manage the Housing Trust Fund.
Specific Action Required: The County will determine the relation between non- residential
development and the need for affordable housing. Based on the “ nexus” study, a fee schedule will
be established and will bear a reasonable relationship to the number of potential employees on-
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site, and to the affordable housing needs created. The County will develop an administrative
mechanism to manage the Housing Trust Fund.
Funding Sources: CDBG P/ TA grant.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Study to be completed by December 2003, Fee Schedule by December
2004.
Expected Results: A study identifying the correlation between non- residential development and
affordable housing. The establishment of an administrative mechanism to manage the Housing
Trust Fund. The production of 20 housing units affordable to low- income and 10 housing units
affordable to very- low income households.
PROGRAM FOUR: Pursue Funding Under State and Federal Programs
There are a number of state and federal programs, which provide low- cost financing or subsides
for the production of low- and moderate- income housing. Certain programs require an
application and participation by the local public agency, other programs are for use by non- profit
housing corporations and housing authorities, and the remaining programs require application
and direct participation by a private developer.
Objective: Yolo County will pursue funding under those state and federal programs that require
its direct participation, and provide assistance to non- profit and private housing developers to
make use of other programs, which require their application and participation. The use of the
programs listed below is predicted upon reaching agreements with interested non- profit or
private developers to construct low- and/ or moderate- income housing.
Programs, which the County or the Housing Authority will pursue directly, are:
􀂃 State Predevelopment Loan Program ( PDLP)
􀂃 Multifamily Housing Program ( MHP)
􀂃 Rural Development Assistance Program
􀂃 State Joe Serna Farmworker Grant Program ( FWHG)
􀂃 USDA Rural Development, Section 515 Program
􀂃 USDA Rural Development, Section 523/ 524 Technical Assistance Grants
􀂃 Community Development Block Grant Program ( CDBG)
􀂃 Home Investment Partnerships Program ( HOME)
See appendix for a description of programs.
There are a number of other programs, which provide direct subsidies, mortgage insurance, or
low- interest loans to non- profit housing sponsors. Agencies providing this assistance include
the California Department of Housing and Community Development, the California Housing
Finance Agency, the U. S. Department of Housing and Urban Development, and the USDA
Rural Development. Included in these programs are:
􀂃 Technical assistance grants for project feasibility and development
􀂃 Subsidies for shared housing for seniors, congregate housing, farmworker housing, senior
housing, self- help housing, transitional housing for homeless individuals, and other targeted
groups
􀂃 Mobilehome park purchase and rehabilitation
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􀂃 Project loans and loan insurance
Specific Action Required: The County will continue to solicit interested non- profit and private
developers to make use of these and other programs. The County will also provide local
assistance in preparing funding applications, grant density bonuses, and apply for
complementary programs that can help reduce land or site development costs for such projects.
These actions will be included as a part of the outreach program described in Goal One
Program Two of this Housing Element. Additionally, the County will contact the California
Department of Housing and Community Development annually to determine the deadline dates
for the various funding programs.
Funding Sources: County General Fund, the various state and federal grants.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing- continuation of previous program. Scheduling of County and
Housing Authority applications for funding from the various Federal and State funding programs
are dependent on the application deadlines for the various programs. The County will contact the
Department of Housing and Community Development to determine the application deadlines for
the various funding sources. The County and/ or Housing Authority will apply for funding as it
comes available.
Expected Results: The development of housing affordable to very- low, low- and moderate- income
households. The expansion of funding opportunities available for affordable housing development.
PROGRAM FIVE: Construction of Scattered- Site Housing
The federal government has funds available that can be used by housing authorities to
construct or acquire housing for low- income households.
Objective: The Yolo County Housing Authority will apply for funding from the U. S. Department
of Housing and Urban Development and will be responsible for project management and
operation.
Specific Action Required: The Yolo County Housing Authority will apply for federal funding to
construct one or more rental projects for low- income residents. Such projects would be small-scale,
and every attempt would be made to design and construct housing so that it is in
distinguishable from other housing in a community.
Funding Sources: County Housing Authority, the various federal grants.
Responsible Agencies/ Departments: County Housing Authority.
Implementation Schedule: Application by December 2003, Construction completed by December
2006.
Expected Results: The development of 25 housing units affordable to low- income households
and 15 housing units affordable to very- low income households.
PROGRAM SIX: Provision of Student Housing
The University of California, Davis can accommodate only a fraction of its full- time student
population on campus in traditional dormitories. To ensure an adequate supply of student
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housing, the University has worked with private developers to construct multifamily rental
housing on University- owned land, and has relied on housing in nearby cities to house
additional students.
To increase the supply of student housing, Yolo County worked with the University in 1987 to
use tax- exempt financing to construct multifamily rental housing on University owned land. Two
hundred dwelling units were constructed and occupied in 1988. Under a financing agreement, at
least 20% of the units must be affordable to low- income households. The County provided
inspection services and expedited permit processing.
Objective: Yolo County will continue to work with the University to provide additional student
housing on land in Yolo County owned by the University.
Specific Action Required: University of California, Davis will be responsible for site and
developer selection. Yolo County Planning and Public Works Department will work with the
University to issue tax- exempt bonds and to expedite permit processing.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Continuation of existing program – Schedule will be dependent on
planning schedule of University.
Expected Results: One or more student housing projects.
PROGRAM SEVEN: Permit Fee Reduction
Development and building permit fees represent a substantial portion of the cost of housing.
Objective: The County will continue to decide, on a case- by- case basis, to waive or reduce fees
for affordable housing projects. This decision will be based, in part, on the availability of
alternative means of financing the services or facilities for which the fees are being charged,
and the ability of the County to absorb the revenue loss from fee waivers or reductions. The
County will also request waivers or reductions from other agencies, which have independent
authority to charge fees.
Specific Action Required: The Planning and Public Works Department will recommend to the
Board of Supervisors fee waivers or reductions on a case- by- case basis. The Board will be
responsible for approving fee waivers or reductions for those fees over which it has jurisdiction.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing program.
Expected Results: The reduction of fees charged to affordable housing developers, thereby
reducing the cost of housing development and promoting the production of affordable housing.
PROGRAM EIGHT: Affordable Housing Permit Streamlining
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Permit processing time is an area where the County has direct influence on the cost of
affordable housing development. Affordable housing that receives funding for State or Federal
programs are under tight time constraints. A reduction in the permit processing time required for
these projects by the County will lessen the cost to affordable housing construction.
Objective: The development of a streamlined permit processing procedure for affordable
housing projects.
Specific Action Required: The Planning and Public Works Department will examine the various
permit processing procedures required for housing development with the intent of reducing the
time to process the permits. Once identified, the Department will implement new procedures to
streamline the processing times for affordable housing projects. The Departments will continue
to monitor the processing times and review the procedures on an annual basis with the intent to
further reduce the permit processing time.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Initial examination to be completed by June 2003, review to be
completed annually thereafter.
Expected Results: The reduction of plan review time needed by County staff for affordable housing
projects.
PROGRAM NINE: Agricultural Land Conversion Ordinance Exemption
Those portions of residential projects, which contain low- and moderate- income household housing
units, are currently exempt from mitigation requirements of the agricultural land conversion
ordinance. This exemption has been established to promote the development of housing units
affordable to low- and moderate- income households.
Objective: The production of dwelling units affordable to low- and moderate- income
households.
Specific Action Required: Continue the exemption of mitigation requirements of the agricultural
land conversion ordinance and Fish and Game mitigation requirements for those portions of
residential projects, which contain dwelling units affordable to low and moderate- income
households.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing policy.
Expected Results: The removal of the constraint to housing of the mitigation requirements for
the agricultural land conversion ordinance for affordable housing.
PROGRAM TEN: CEQA Exemptions for Affordable Housing, Infill Development and
Agricultural Employee Housing
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Senate Bill 1925 ( Chapter 505, Statutes of 2002) authorizes exemptions for certain agricultural
employee housing, any development that consists of the construction, conversion, or use of low
income residential housing consisting of 100 or fewer units, if it meets certain conditions.
Objective: Amend the Zoning Code where appropriate to be in compliance of the new statute.
Specific Action Required: The County shall amend the zoning code to include the regulations of
this statute.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department, Planning
Commission, Board of Supervisors.
Implementation Schedule: Amendment of zoning by June 2005.
Expected Results: Updating the zoning code to include this statue, which may in turn, assist in
the development of affordable and farmworker housing by reducing the cost of environmental
documentation due to CEQA requirements.
GOAL THREE: TO IMPROVE/ CONSERVE THE EXISTING SUPPLY OF HOUSING
Policies:
Policy One: The County will provide assistance to inspect and identify code violations in
residential buildings. Code inspection shall be on a voluntary basis.
Policy Two: The County will continue to apply, when feasible, for state and federal assistance
for housing rehabilitation for low- income households. Rental housing that is repaired with
government assistance shall remain affordable to low- income households for a specified period
of time.
Policy Three: The County will require the abatement or demolition of substandard housing that
is not economically feasible to repair.
Policy Four: The County will seek, through code enforcement, the private rehabilitation of
substandard dwelling units and provide financial assistance, when available, to owners of
dwelling units occupied by low- income households. In applying this policy, the County shall
seek to avoid the displacement of low- income households.
Policy Five: The County will periodically survey housing conditions in the unincorporated area
to maintain a current database on housing repair needs.
Policy Six: The Housing Authority will continue to pursue all sources of funding for maintaining
and expanding the supply of subsidized housing for low- income households.
Policy Seven: The Housing Authority will work with non- profit organizations to identify existing
affordable housing and to develop strategies to maintain its affordability.
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Policy Eight: The County will consult local real estate agencies to monitor rents and rental
vacancy rates in the unincorporated area to determine if any action is warranted to help
maintain the affordability of rental housing.
Policy Nine: The County will continue to support the revitalization of existing communities
through the repair and maintenance of public infrastructure as funding is available.
Policy Ten: The County shall continue to work with the California Department of Housing and
Community Development to support the continued maintenance and management of existing
Recreational Vehicle ( RV) and Mobile Home Parks.
Policy Eleven: The County shall support efforts to rehabilitate units as identified in the 2002,
Housing Conditions Survey as needing rehabilitation.
Implementation Programs
The following programs are designed to improve and/ conserve the existing housing supply in
the County.
PROGRAM ONE: Inspection Program
Objective: Yolo County will continue to, on a request basis, arrange for an inspection of
residential properties to identify health and safety hazards, and other building code violations,
which should be corrected. Health and Safety Code inspections are currently provided at no
charge by the Health Department and are usually performed on a compliant basis. A more
comprehensive voluntary building code inspection would be performed by the Building
Department for an inspection fee that covers the cost of this service. The fee may be waived for
dwelling units occupied by low- income households, the owners of which would be offered an
opportunity to participate in County housing rehabilitation programs.
Specific Action Required: The Health Department will perform Health and Safety Code
inspections. The Building Department will administer the code inspection program, to be funded
from inspection fees.
Funding Sources: County General Fund, Inspection Fees.
Responsible Agencies/ Departments: County Health Department, Planning and Public Works
Department.
Implementation Schedule: Ongoing – continuation of existing program.
Expected Results: 100 inspections.
PROGRAM TWO: Code Enforcement and Abatement
Objective: The County will continue to identify dwelling units that are unsafe to occupy and
initiate appropriate action to have those units comply with building code standards or removed.
This action would be taken in only the most extreme cases in which the owner of the dwelling
units is unable or unwilling to make necessary repairs, in which repairs are not feasible, or in
which the dwelling unit has been abandoned.
2002 - 2007 Yolo County Housing Element
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Specific Action Required: The Building Department will enforce code requirements and order
unsafe units to be vacated ( and demolished, if necessary).
Funding Sources: County General Fund, Inspection Fees.
Responsible Agencies/ Departments: County Health Department, County Building Department.
Implementation Schedule: Ongoing – continuation of existing program.
Expected Results: 70 code enforcement actions to repair dwelling units and the removal of 30
dilapidated dwelling units.
PROGRAM THREE: Rehabilitation of Substandard Dwelling Units
In the 2002 Housing Condition Survey, 177 dwelling units were identified as being in need of
rehabilitation and 24 dwelling units in need of replacement. Low- income households may
occupy some of these substandard dwelling units. Most low- income owner- occupants lack
sufficient financial resources to obtain private funding for home repairs. Owners of rental units
occupied by low- income households often cannot financially support repairs to dwelling units
from the rents they can charge.
Objective: To encourage private rehabilitation efforts, the County will apply for and/ or assist
eligible households in applying for various private, state, and federal sources in funding for
housing rehabilitation and home repairs, which would include the correction of health and safety
hazards, weatherization, and the addition of space to alleviate overcrowding.
Specific Action Required: The Planning and Public Works will apply annually, or as frequently
as allowed, for funding under the State Community Development Block Grant Program, and the
Home Investment Partnership Program. In addition, the Agency will provide information to and
assist owners of, rental properties in applying for funding under the Affordable Housing
Program, from the California Housing Finance Agency and from the U. S. Department of
Housing and Urban Development.
In some cases, several of the above- mentioned programs will be combined to make home
repairs. Owners of rental properties who are assisted in financing the rehabilitation of their
dwellings units will be required to rent the units to low- income households and to sign a rent
limitation agreement.
Funding Sources: County General Fund, the various state and federal grants.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Annually.
Expected Results: The rehabilitation of 35 dwelling units.
PROGRAM FOUR: Acquisition and Repair of Substandard Dwelling Units
Objective: The County will work with non- profit organizations to identify sources of funding and
arrange for the acquisition and rehabilitation of dwelling units that have been abandoned by
their owners or vacated for an extended period of time. Acquisition will be by negotiated sale.
Dwelling units that are rehabilitated under this program will be rented to low- income households.
2002 - 2007 Yolo County Housing Element
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Specific Action Required: The Planning and Public Works Department will identify a specific
contact person within the Agency to provide interested non- profit organizations with information
on dwelling units in need of repair. The Agency will assist non- profits in identifying sources of
funding for the acquisition and rehabilitation of such dwelling units.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Administrative mechanism to be in place by July 2003, Acquisition and
rehabilitation information to be available by December 2003.
Expected Results: The identification of a contact person, which will then be given the responsibility
to provide information on dwelling units in need of repair to interested organizations.
PROGRAM FIVE: Maintenance of Housing Condition Data Base
Objective: The County will continue to maintain current information on the condition of dwelling
units in the unincorporated County by periodically updating its housing conditions database.
Approximately every five years, the County will re- survey housing conditions to ensure the
currency of its housing conditions information.
Specific Action Required: The Planning and Public Works Department will direct these surveys,
for which the County can apply for funding under the Small Cities CDBG Planning/ Technical
Assistance grant. Funding could be provided by a CDBG Planning/ Technical Assistance grant.
Funding Sources: CDBG P/ TA grant.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Survey to be completed by December 2006.
Expected Results: The County completed a housing condition survey in January of 2002. A new
survey will be completed by December 2006. This information will be used for various housing
rehabilitation and maintenance programs.
PROGRAM SIX: Zoning Flexibility for Housing Rehabilitation
Many dwelling units in need of rehabilitation were constructed prior to adoption of current zoning
standards. As a consequence, some of these dwelling units are non- conforming as to lot size,
set- backs, yard requirements, location, and other zoning requirements.
Objective: To avoid discouraging rehabilitation efforts, the County will continue to allow non-conforming
dwelling units to be rehabilitated so long as the non- conformity is not increased and
there is no threat to public health and safety as allowed by Section 8- 2.2603 of Title 8, Chapter
2 of the Yolo County Code.
Specific Action Required: The Planning and Public Works Department will determine the zoning
status of dwelling units to be rehabilitated based on inspection information provided by the
Building Department. The staff time required for the determination of zoning status will be
2002 - 2007 Yolo County Housing Element
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included in any permits fees, except that the County may waive any extra charges for low-income
households.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing program.
Expected Results: The reduction in the number of substandard dwelling units.
PROGRAM SEVEN: Preservation of Mobilehome Parks
Mobilehome parks represent an affordable housing alternative for many county residents,
especially senior citizens. Rising operating costs, changes in ownership, and other factors can
result in space rents increasing faster than the ability of residents to afford those rents. One
potential method for mobilehome park residents to control their housing costs is for residents to
cooperatively own and operate the mobile home park in which they live. The residents would
need to arrange for the financing of such an acquisition and the establishment of a reserve fund
for the repair and maintenance of major capitol facilities in the park. This program is for existing
parks, and not the construction of new resident- owned parks.
Objective: The objective of this program is the preservation of affordable mobilehome parks in
the County. The Mobilehome Park Resident Ownership Program ( MPROP) offers financial
assistance for the preservation of mobilehome parks by conversion to ownership or control by
residential organizations, nonprofit housing sponsors or local public agencies.
Specific Action Required: The Planning and Public Works Department will provide funding
information available for the preservation of mobilehome parks, as well as assist interested
mobilehome park residents and/ or non- profits in applying for state technical assistance and
financing for mobilehome park acquisition.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Funding information will be made available by June 2004, Assistance to
interested parties 2003- 2007.
Expect Results: The preservation of mobile home for lower- income households. A quantitative
result depends on the interest of mobile home residents and therefore, is undetermined at this
time.
PROGRAM EIGHT: Manufactured Housing
Objective: The County will continue to allow manufactured homes on land zoned for residential
use, subject to the same development standards as site built housing according to the
requirements of state law.
Specific Action Required: Planning and Public Works Department will process applications.
Informational brochures on the County’s policy for manufactured housing will be developed and
displayed at the Planning and Public Works Department office and the County’s web- site.
2002 - 2007 Yolo County Housing Element
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Funding Sources: Permitting fees.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing - continuation of existing program. Informational brochures
and web- site placement will be completed by June 2005.
Expected Results: An increase in opportunities for mobile homes and manufactured housing as
a lower- cost alternative to site built housing.
PROGRAM NINE: Preserve Rental Housing Affordability
There is a limited stock of rental housing in the unincorporated county area, with the prospects
of substantial increases in the rental housing stock dependent on the financial feasibility of
rental housing construction.
Objective: The County will consult with local real estate agencies to monitor vacancy rates and
rents in the unincorporated county area. If vacancy rates remain below 5% for more than two
years, the County will consider options for working with private property owners to maintain the
affordability of rental housing. Options include the rehabilitation of housing with government
assistance, acquisition of rental housing, and leasing of rental housing.
Specific Action Required: As part of the Housing Element annual review, the Planning and
Public Works Department will monitor rents and vacancy rates annually and report to the Board
of Supervisors their findings. The cost of this information collection will be part of the County’s
Fair Housing Program contribution.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: First annual report due by spring of 2004.
Expected Results: An annual report monitoring the rent and vacancy rate in the unincorporated
County. This will assist the County in the current and future development of rental housing.
PROGRAM TEN: Homeless Services Coordinator
Objective: Yolo County, in conjunction with the cities of Davis, Woodland, Winters, and West
Sacramento, has established and funded the position of Homeless Services Coordinator to
coordinate the provision of social services and housing assistance to homeless persons. Yolo
County will also evaluate and amend its zoning code to encourage and facilitate a variety of
housing types that can meet homeless needs, including emergency shelters and transitional
housing.
Specific Action Required: The Department of Social Services will administer this program.
Funding will continue to be provided by the County, and the cities of West Sacramento, Davis,
Woodland, and Winters. The County will amend its zoning code to allow and facilitate the
development and processing of emergency shelters and transitional housing.
Funding Sources: County General Fund.
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Responsible Agencies/ Departments: Department of Social Services.
Implementation Schedule: Ongoing – continuation of existing program. Amend zoning code by
July 2005.
Expected Results: Assist social services providers in obtaining funding for the provision of social
services and housing resources for the homeless.
PROGRAM ELEVEN: Recreational Vehicle and Mobile Home Parks
Maintenance/ Management Program
Objective: The maintenance and preservation of recreational vehicle and mobile home parks in
the County.
Specific Action Required: The County will contact the California Department of Housing and
Community Development to determine the available informational and funding resources aimed
at recreational vehicle and mobile home park preservation. Once identified, the County will take
the necessary steps to procure this information and funding and make this available to
interested parties.
Funding Source: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Information by December 2003. Funding schedule is dependent on
funding schedule of various programs.
Expected Results: The preservation of mobile home and recreational vehicle parks in the
County.
PROGRAM TWELVE: Preservation of At- risk Affordable Housing Units
Affordable housing units that may convert to market rate units are called “ at- risk” units. The
County is required to identify strategies to preserve these units for affordable housing.
Objective: In order to assist in the preservation of at- risk affordable housing units, the County
will develop strategies and sources of funding for the preservation of these units.
Specific Action Required: The County will develop an early warning system and monitor at- risk
units through interaction with the affordable complexes project managers and owners. This will
be done in order to establish which affordable housing units may convert to market rate units.
The County will identify possible funding resources that could be used to preserve at- risk units.
The County will respond by contacting owners to any Federal and/ or Staff Notices including
Notice of Intent to Pre- Pay, owner Plans of Action, or Opt- Out notices filed on project within the
County’s jurisdiction and discuss opportunities and possible County preservation efforts.
Funding Source: County General Fund.
Responsible/ Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Early warning system and monitoring will be developed by 2006.
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GOAL FOUR: TO ENSURE EQUAL HOUSING OPPORTUNITY
Policies:
Policy One: The County will continue to contribute to and participate in the joint county- cities
program to promote equal housing opportunity.
Policy Two: The County will continue to work with surrounding jurisdictions to address the
needs of the homeless.
Policy Three: The County shall make every effort to meet the special housing needs of
individuals with disabilities, very low and low income families, senior citizens, farmworkers,
female headed households with children, and others with special needs.
Implementation Programs
The following actions have been adopted to ensure equal housing opportunity for all County
residents.
2002 - 2007 Yolo County Housing Element
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PROGRAM ONE: Fair Housing Program
Objective: To promote fair housing, the County will continue to contribute financially to the joint
county- cites Fair Housing Program. The Fair Housing program employs a fair housing
specialist whose position is supported by the cities of Woodland and West Sacramento and
Yolo County. The specialist is responsible for developing fair housing programs, disseminating
information on state and federal fair housing laws, surveying available low- and moderate-income
housing, handling discrimination complaints, and coordinating educational programs.
The specialist also promotes self- help and ownership housing opportunities for minority families,
maintains records on fair housing activities, and serves as staff to the Fair Housing Task Force.
Specific Action Required: The County will continue to contribute financially to the joint
county's/ city's fair housing program. The County’s share of funding will be paid from the
Community Development Block Grant program and/ or income generated from this program, if
allowed in the CDBG Income Reuse Plan. Additionally, the County will provide information on
fair housing practices through the development of informational brochures, which will be made
available at County libraries, community centers, social services offices, farmworker housing
complexes, and senior centers throughout the County.
Funding Sources: CDBG. General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing program. Informational brochures
will be developed and distributed by June 2005.
Expected Results: The resolution or referral of 100 fair housing complaints and the conducting
of annual education/ awareness programs.
GOAL FIVE: TO PROMOTE ENERGY CONSERVATION
Policies:
Policy One: The County will continue to implement state energy- efficient standards.
Policy Two: The County will develop site design guidelines for energy conserving
development.
Policy Three: The County will provide weatherization assistance to low- income households.
Implementation Programs
The following programs have been developed by the County in order to promote the use of
energy and resource conservation practices in the County.
2002 - 2007 Yolo County Housing Element
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PROGRAM ONE: Implement State Energy Conservation Standards
The State of California has adopted a number of energy conservation requirements for
residential dwelling units. These conservation standards apply to all newly- constructed dwelling
units and additions to existing dwelling units. Conservation requirements address insulation; the
amount and orientation of glazing; shading by landscaping, mechanical and architectural
devices; heating and cooling system efficiency; the amount and placement of thermal mass
( materials that absorb heat during the daytime and release heat by night); and other aspects of
building energy efficiency.
Objective: The County would like to promote energy and resource conservation wherever
possible. Applicants for building permits must show compliance with the state's energy
conservation requirements at the time of building plans are submitted.
Specific Action Required: The County Building Department will continue to be responsible for
implementing the state’s energy conservation standards. This includes checking of building
plans and other written documentation showing compliance and the inspection of construction to
ensure that the dwelling units are constructed according to those plans.
Funding Sources: Fees generated through permitting process.
Responsible Agencies/ Departments: County Building Department.
Implementation Schedule: Ongoing – continuation of existing program.
Expected Results: The checking of all building plans for compliance with state energy
conservation requirements. The increase in energy efficiency will save energy and natural
resources.
PROGRAM TWO: Energy Conservation Assistance for Low- Income Households
Substantial energy conservation, and reduced utility payments, can be realized from
weatherizing and insulating older dwelling units. Many low- income households and owners of
rental units lack the financial resources, however, to undertake such home improvements.
There are several programs that can provide financial assistance to low- income homeowners
and rental units owners whose tenants are low income: Community Development Block Grant
Program, CalHome Program, Pacific Gas & Electric, Special Circumstances Grants ( specified
homeowners on Social Security only), North Coast Energy Services, and USDA Rural
Development, Rural Housing Preservation Grant.
Objective: The County will promote energy conservation and weatherization in order to reduce
utility payments and lessen the housing cost burden on lower- income households.
Specific Action Required: The Planning and Public Works Department will include
weatherization and energy conservation as eligible activities under CDBG program, which it
administers. The Agency will provide information and refer eligible property owners to other
programs.
Funding Sources: CDBG.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: Ongoing – continuation of existing program.
2002 - 2007 Yolo County Housing Element
Section II - Housing Goals, Policies, and Programs II/ 30
Expected Results: The weatherization and insulation of 350 dwelling units.
GOAL SIX: TO PROMOTE HOUSING COOPERATION AND COORDINATION
Policies:
Policy One: The County will initiate, monitor and participate in the activities of citizen groups and
the private sector, as appropriate, to encourage the provision of adequate housing for all
households.
Policy Two: The County will coordinate housing, community and economic development activities
by serving on local, countywide, and regional boards.
Policy Three: The County will continue to monitor trends in the housing industry and seek
recommendations from housing industry professionals in identifying opportunities for cost saving,
which will neither adversely affect public health and safety nor contradict County policies.
Implementation Programs
The following actions have been adopted to attain Goal Six and to implement the above
policies.
PROGRAM ONE: Consistency Review Program
Objective: Maintain an ongoing review of the General Plan to insure that it is internally
consistent and that the zoning ordinance adequately implements the General Plan. Housing
developments can be processed in a streamlined manner when the General Plan is consistent
and readable as a useful document.
Specific Action Required: Implement this program to meet the stated objective. Provide annual
reports to the Yolo County Planning Commission and Board of Supervisors as to the adequacy of
the zoning ordinance and the General Plan.
Funding Sources: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: 2003 – 2007.
Expected Results: The annual review of the County’s General Plan to determine appropriate
changes, if needed.
PROGRAM TWO: Housing Element Periodic Review and Update
Objective: Maintain a Housing Element that contains current data and is effective in implementing
housing goals.
Specific Action Required: Review the Housing Element on an ongoing basis to determine the
effectiveness of the Element in achieving goals and objectives and update the data in the Element
2002 - 2007 Yolo County Housing Element
Section II - Housing Goals, Policies, and Programs II/ 31
on a continual basis. Provide annual reports to the Yolo County Planning Commission and Board
of Supervisors as to the effectiveness of the Housing Element.
Funding Source: County General Fund.
Responsible Agencies/ Departments: Planning and Public Works Department.
Implementation Schedule: 2003 – 2007.
Expected Results: The annual review of the Housing Element will determine the effectiveness of
the document to achieve the goals therein.
QUANTIFIED OBJECTIVES SUMMARY
Based on the above objectives and past monitoring reports, the County should be able to
construct, rehabilitate or preserve approximately 1,059 units between 2002 and 2007.
TABLE 1
QUANTIFIED OJECTIVES SUMMARY ( 2002- 2007)
Income Group Rehabilitation Preservation/
Conservation
New
Construction TOTAL
Very- low 30 10 90 130
Low 40 24 175 239
Moderate 0 0 240 240
Above-moderate
0 0 450 450
TOTAL 70 34 955 1,059
SECTION III
EVALUATION OF PREVIOUS
HOUSING ELEMENT
2002 - 2007 Yolo County Housing Element
Section III - Evaluation of Previous Housing Element III/ 1
EVALUATION OF PREVIOUS HOUSING ELEMENT
The previous Yolo County Housing Element was adopted by the Board of Supervisors
on October 1, 1991. The 1991 County of Yolo Housing Element established 5 goals, 27
policies and 32 programs in which to direct County, State, and Federal resources during
a five- year period from July 1991 to July 1996. Since that time, several legislative
Housing Element Update extensions have been granted.
By definition, a " goal" is a general expression of community values, which sets a
direction or ideal future end, condition or state. A policy is a specific statement to be
used in guiding decision making based on Housing Element goals and policies. A
program presents specific actions, strategies, and directives, which carry out Housing
Element policy.
Below is a verbatim restatement of each goal, policy and implementation program and
then an evaluation of progress made toward achieving that goal.
GOAL ONE: TO PROVIDE FOR THE COUNTY'S REGIONAL SHARE OF NEW
HOUSING FOR ALL INCOME GROUPS
Policies:
Policy One: Evaluate changes in community general plans for their effect on the
County's ability to meet its regional share of housing.
Policy Two: Evaluate current zoning to ensure that sufficient land is zoned at various
densities to meet the County's regional share of housing.
Policy Three: The County will determine, based on the above community plan and
zoning analysis, if there are any deficiencies in land zoned for specific types of housing
and in what communities these deficiencies exist.
Policy Four: Zoning for residential development will emphasize development within or
adjacent to existing communities or cities, and where public facilities and services can
be extended or provided.
Policy Five: Identify sites that are suitable for multifamily and self- help single family
housing.
PROGRAM ONE: Provide Adequate Sites for Housing
Description. The SACOG projection of the County's basic new construction need is 892
dwelling units between January 1989 and July 1, 1996.
The supply of developable land with adequate infrastructure zoned for residential use in
the County is a limiting constraint, but,