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I. INTRODUCTION
A. Authorization
Section 65302( c) of the California Government Code requires every county and city in the State
to include a housing element as part of its adopted general plan. In stipulating the content of this
element, Article 10.6 of the Government Code indicates that the element shall consist of
“ identification and analysis of existing and projected housing needs and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement and
development of housing.” This legislation further states that the element “ shall identify
adequate sites for housing, including rental housing, factory- built housing, and mobile homes,
and shall make adequate provision for the existing and projected needs of all economic segments
of the community.”
B. Purpose of Content
This updated housing element has been prepared in compliance with Section 65302( c) and
Article 10.6 of the Government Code. The 1998 State of California, Office of Planning and
Research’s ( OPR) General Plan Guidelines and the 2002 Draft General Plan Guidelines were
used as the guiding principles for this document. This housing element examines the City of
Red Bluff’s housing needs as they exist today, and projects future housing needs. It sets forth
statements of community goals, objectives, and policies concerning those needs and it includes a
housing program that responds to current and future needs within the limitations posed by
available resources. The housing program details a five- year schedule of actions the community
is undertaking or plans to undertake to achieve its housing goals and objectives. Upon its
adoption by the Red Bluff City Council, this updated housing element will serve as a
comprehensive statement of the City’s housing policies and as a specific guide for program
actions to be taken in support of those policies.
State law recognizes that housing needs may exceed available resources and, therefore, does not
require that the City’s quantified objectives be identical to the identified housing needs. This
recognition of limitations is critical during this period of uncertainties in both the public and
private sectors. Fiscal resources at all governmental levels are limited and uncertain and the
private marketplace is undergoing substantial changes. As a result, the methods for achieving
the City of Red Bluff’s objectives, or the ability to meet them at all, as stated today, may be less
relevant tomorrow or a year from tomorrow. Therefore, it is intended that this housing element
be reviewed annually and updated and modified not less than every five years in order to remain
relevant and useful to decision makers, the private sector, and the residents.
It should be pointed out that State law explicitly indicates that the City of Red Bluff is not
expected to spend any of its own funds in carrying out the objectives of this element. It is not
the City’s responsibility to guarantee or ensure that the housing units that are needed to
accommodate anticipated population growth are constructed. Instead, the City’s obligations
under State law are to: 1) provide adequate, appropriately zoned sites to meet the existing and
projected housing needs of all economic segments of the community; 2) eliminate any
constraints to the private development of a supply of housing to meet the needs of all economic
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segments of the community; and 3) otherwise facilitate the actions required of the development
industry in providing an adequate supply of housing.
C. Relationship to Other Elements and Plans
The California Government Code requires internal consistency among the various elements of a
general plan. Section 65300.5 of the Government Code states that the general plan and the parts
and elements thereof shall comprise of an integrated and internally consistent and compatible
statement of goals. City staff has reviewed the other draft elements of the general plan and has
determined that this element is consistent therewith. The City will maintain this consistency as
future general plan amendments are processed by evaluating proposed amendments for
consistency with all elements of the general plan.
D. Use of Relevant and Current Data
To properly understand the circumstances of local housing, a complete review and analysis of
the community's population characteristics and housing stock was performed. An attempt has
been made to use the most current socioeconomic and building data available in the updating of
this element. The primary sources of data are the U. S. Census 2000 report, and State Department
of Finance ( DOF) updates. Also, information provided by the State of California Department of
Housing and Community Development ( HCD) was utilized in preparing this document. The
most relevant HCD resource is the 2002 Draft Allocation Plan for Red Bluff County Regional
Housing Needs for January 1, 2001 through June, 30, 2008, which is referred to throughout the
document as the Regional Housing Needs Plan. HCD also provided material that pertains to
new legislation, such as SB 520, AB 1866, and AB 2292. Where reasonably available, this data
was updated with more current information.
Finally, some of the data collected by various sources and utilized in the updating of this
element reflect population totals which are not identical. In most respects, the totals are not as
significant as the trends illustrated in the data collected. Wherever possible, these
inconsistencies were corrected with the most primary valid sources known.
E. Citizen Participation
This housing element was developed through the combined efforts of City staff, the City's
Planning Commission, the City Council, and the City's consultants. Citizen input was received
through workshops and public hearings, conducted by the Planning Commission and City
Council. To ensure that all economic segments of the community were involved in the Housing
Element update, all local non- profit housing groups and other social service organizations
serving the City’s special needs groups were provided notice of public hearings and workshops.
Public hearings and workshops were subsequently advertised in both English and Spanish in the
local newspaper, at City Hall, the public library and invitations were circulated to community
non- profit housing and special needs groups serving the City’s population, the Board of
Realtors, as well as Planning Commissioners and City Council members.
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II. REVIEW OF PREVIOUS HOUSING ELEMENT
When preparing an updated housing element, each local government is required to evaluate its
progress toward achieving the goals contained in the previous housing element. This evaluation
should include a discussion of the following: 1) the effectiveness of the housing element in the
attainment of the State housing goal; 2) an analysis of the significant differences between what
was projected and what was achieved; and 3) a description of how the goals, objectives, policies
and programs of the updated element incorporated what has been learned from the results of the
previous element.
A. Objectives
The objectives for the construction of new housing units contained in the previous housing
element were a direct reflection of the housing needs estimates contained in the Tri- County Area
Planning Council Household Projections by Income Group January 1991 to July 1997. As
indicated in the previous element, 665 housing units needed to be accommodated for within the
City between 1991 and 1997, based on a “ fair share” allocation of regional housing needs, as
determined by the Tri- County Area Planning Council. The breakdown of these units by
household income category was as follows: 186 very low income ( less than 50 percent of the
median family income); 113 low income ( 50 to 80 percent of the median); 140 moderate income
( 80 to 120 percent of the median); and 226 above moderate ( 120 percent or more of median
family income). In addition to the construction of 665 new units, the previous element
anticipated that at least 110 housing units would be rehabilitated between 1991 and 1997.
B. Results
As shown in Table 1, a total of 338 new housing units were constructed in the City between
1991 and 1997, or approximately 48 units per year. While detailed information regarding the
cost of each of the units is not readily available, it has been estimated that 33 of these units are
very low income units, 67 of these units are low income units, 136 of these units are moderate
income units, and 102 are above moderate income units.
With regard to the rehabilitation or conservation of units that are affordable to lower income
households, a total of 23 units were rehabilitated between 1991 and 1997 using a combination of
Community Development Block Grant ( CDBG) and USDA Rural Housing Services ( RHS)
funds. In making the existing housing stock more affordable to lower income residents, 442
households in the City received rental assistance during this period. The sources of funding for
this assistance were the Section 8 Certificate and Housing Voucher programs of the Federal
Department of Housing and Urban Development ( HUD), locally administered by the City
Manager, City Planning, Finance, and Building Departments, the Tehama County Planning
Department Community Action Agency and a conglomerate of non- profit agencies including
but not limited to; Community Housing Improvement Program ( CHIP), Grant and Co. LLC,
Poor And The Homeless ( PATH), Pacific Communities, and Rural Communities Housing
Development Corporation.
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TABLE 1
HOUSING OBJECTIVES AND ACUTAL ACCOMPLISHMENTS
1991- 1997
NEW CONSTRUCTION
INCOME
CATEGORY
NUMBER OF
NEW UNITS
NEEDED
NUMBER OF
UNITS
ACUTALLY
CONSTRUCTED
SURPLUS/
DEFICIT
Very Low 186 33 - 153
Low 113 67 - 46
Moderate 140 136 - 4
Above Moderate 226 102 - 124
TOTAL 665 338 - 327
REHABILITATION
Objective: 110 units
Actually Rehabilitated: 23 units
CONSERVATION
Objective 94
Actually Conserved 442
Source: Regional Housing Needs Plan for Tri- County Area Planning Council, January 1991 to July 1997; Red
Bluff Planning Director 2003; NCPR At- Risk Analysis 2003.
A summary of the progress made in carrying out each of the programs contained in the prior
element is presented in Table 2 and the accomplishments are further discussed in Appendix A.
The total number of new housing units constructed in the City over the prior planning period fell
somewhat short of the total projected need, while the number of units rehabilitated was much
less than the City expected to be rehabilitated. The shortfall in new housing starts was due to a
variety of reasons, not the least of which was the nature of investment decisions being made in
the private marketplace and the fact that the City's objectives may have been overly ambitious.
The lack of new construction in the very low and low- income categories was at least partially
attributable to City funding and staffing limitations. While the City has been active in pursuing
the use of State and Federal housing assistance programs, the funds that are available have been
limited and the competition among agencies for those funds has been intense. At the same time,
the limited City staff that is available to focus on local housing needs has affected the City’s
administrative capacity to formulate and carry out programs for facilitating new construction.
However, as reflected by the quantified objectives presented in the Housing Program section of
this element, the City's efforts during the prior planning period are expected to result in the
increased production of lower income housing units over the next five years. In fact, there are
several potential residential developments currently going through the permit approval process.
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Of these developments 305 new housing units have been approved and 791 units are pending
approval. It is anticipated that 282 of those housing units will be affordable to very low and low
income groups.
TABLE 2
STATUS OF PROGRAMS CONTAINED IN PRIOR ELEMENT
PROGRAM STATUS
Monitor the supply of vacant land within the City limits through the use of
the Land Use/ Vacant Land Inventory Program. Ongoing
Utilize State and Federal assistance to the fullest extent possible to develop
lower income housing for families, including farmworkers. Ongoing
Assist in identifying location of sites for possible acquisition by an
affordable housing developer of assisted housing for large families and/ or
sites which could be considered for dormitory- style housing for migrant
workers.
Ongoing
Assist in the development of affordable housing by continuing to promote
self- help housing developments within the City. Self- help housing is a
Rural Housing Service funded housing program where future
owner/ resident provides labor towards the development of the units and/ or
assists in sharing the cost of building the units.
Ongoing
Assist private sector with developing an outreach program aimed at
increasing the supply of privately produced rental and ownership housing
in a manner which may be more affordable to the end consumer. The
program will include disbursement of information through brochures,
advertising, workshops to affordable housing developers, appropriate
agencies, and other interested parties. Information to be disbursed will
relate to State and Federal housing finance/ funding programs; Housing
Element programs; existing zoning ordinance incentives for affordable
housing, including density bonuses, second units, reduced single- family lot
sizes, reduced parking for elderly, reduced fees and setbacks on- site or in
areas of the City considered ideal for high- density housing.
Accomplished/ Ongoing
Promote a program permitting an increase in density ( a " density bonus") of
a maximum of 25 percent above the maximum permitted density under the
applicable zoning district, as an incentive to a housing development.
Accomplished/ Ongoing
Encourage developers to apply for State low interest rate bond to be used
for the development of housing affordable to low and moderate income
households, when funds are available.
Continued/ Ongoing
Continue to utilize to the fullest extent possible, available Federal subsidies
to residents through the Section 8 or subsequent rental assistance
programs. Tehama County Housing Authority will provide information to
resident on the use of any new housing assistance programs which become
available.
Ongoing
Continue to support the emergency housing program operated by Tehama
County which provides emergency shelter for battered women and their
children, and support the provision for transitional housing.
Accomplished/ Ongoing
Revise " second unit" policy to promote the development of second units
per Government Code Section 65852.1 and 65882.2. Accomplished/ Ongoing
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Work in close cooperation with Tehama County to insure: the orderly
development of unincorporated lands adjacent to the City and' the
consistency of land use policies and development standards in those areas.
Ongoing
Promote and encourage the " weatherization" program operated by the local
Self Help Home Improvement Agency ( SHHIP) and funded by Pacific Gas
& Electric.
Partially Accomplished/ Ongoing
Encourage use of solar energy considerations in new residential
construction. Ongoing
Promote and encourage tree planting to provide shade cooling in summer
and the use of ground cover in new developments in lieu of concrete, rock,
or asphalt.
Continued/ Ongoing
Continue the rehabilitation of substandard residential units using available
subsides for lower income residents ( both owner and rental units). Exceeded/ Accomplished/ Ongoing
Continue code enforcement of the Housing and Fire Prevention Codes and
Health and Safety Regulations by appropriate City Departments. Ongoing
Continue to make information available to residents regarding home
rehabilitation programs. Increase public awareness of self- help and
rehabilitation programs through an outreach program which could include
distribution of brochures and canvassing of target neighbor hoods.
Accomplished/ Ongoing
Ensure the maintenance of residential areas by monitoring and periodically
reviewing the City's Capital Improvement Programs ( CIP) affecting Red
Bluff's neighborhoods.
Ongoing
Deny condominium conversion of rental units when the City- wide vacancy
factor is found to be less than 3 percent, defined, as a " severe housing
shortage." If the vacancy factor is more than 3 percent, the City may allow
conversion of one- half the total number of rental units built that year to
condominium units.
No Conversions/ Ongoing
Encourage the private sector to monitor the continuing affordability of
units developed with a density bonus or through a special residential policy
by verifying that developers have adhered to the required deed restrictions
and developer agreements which govern the affordability of such units.
The City Community Development Department should create and maintain
a summary of units restricted under the City's development agreements.
Not Accomplished/ Discontinued
Provide and maintain a monitoring system with local non- profit housing
development organizations to preserve assisted housing units that are
eligible to be converted to market rate units in response to the expiration of
assisted housing regulatory agreements with State and Federal housing
agencies.
Accomplished/ Ongoing
The City will establish an Equal Housing Opportunity Program. This
program will disperse information on fair housing laws, refers tenant
complaints on discrimination, and acts as a tenant advocacy organization.
The City will continue to post regulations pertaining to equal housing
opportunities at the front counter of City offices and will provide the
library with copies of regulations.
Accomplished/ Continued
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C. Implications for New Element
In preparing this updated element, the City reexamined the goals and policies that give direction
to the City’s housing programs, as well as the progress that has been made toward their
attainment. The housing goals that were adopted by the City Council in August 1993 are
responsive to State housing goals and continue to reflect the desires and aspirations of the local
community. Hence, through the adoption of this updated element, the City of Red Bluff has
reaffirmed its commitment to these goals, while augmenting the supporting policies. This new
element has updated the housing goals and policies for the City of Red Bluff; however it has not
changed the substance of these goals and policies as established by the City Council in 1993.
In establishing its current objectives and programs, the City once again considered its experience
over the past seven- year period. Based on this experience, certain programs contained in the
prior element have been deleted or modified while some new programs have been added.
Several programs that were not initiated, but are still quite pertinent have been carried over and
will be implemented during the current planning period. Finally, since the quantified objectives
contained in this element are based on empirical data, they are more realistic and attainable than
those contained in the prior element.
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III. COMMUNITY PROFILE
In order to effectively determine the present and future housing needs of the City of Red Bluff,
demographic and socioeconomic variables such as population, numbers of households, current
housing stock, and household incomes are analyzed.
The following information was obtained from the United States Census reports, the State
Department of Finance, Tehama County, the City of Red Bluff, and various other sources.
A. Population Trends and Projections
Population growth in the City of Red Bluff averaged a rate of approximately 0.7 percent per
year from 1990 to 2003, as shown in Table 3. The 2000 Census determined that Red Bluff had a
population of 13,199. More recently, the State of California Department of Finance estimated
the population for the City of Red Bluff in 2003 at 13,450 persons, which is a 1.9 percent
increase over the figure reported in the 2000 Census.
Since 1990 the City of Red Bluff has experienced a slow
growth rate with the largest increase in population in
1995 ( 3.1 percent growth rate) and the largest average
decrease in growth rate during the years of 1996 and
1997 (- 0.4 percent). Based on the following
classification system the City of Red Bluff is
experiencing a “ slow” population growth rate.
1.0% or Less Slow Growth
3.0% Moderate Growth
5.0% or More Rapid Growth
FIGURE 1. POPULATION CHANGE 1993- 2003
12,400
12,600
12,800
13,000
13,200
13,400
13,600
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
Years
Population
( 1) Population references from the rest of this document
are derived from the 2000 Census, which states that the
population of the City of Red Bluff in 2000 was 13,199 persons.
TABLE 3
POPULATION GROWTH
YEAR POPULATION
PERCENT
CHANGE
1990 12,363 n/ a
1991 12,550 1.5%
1992 12,750 1.6%
1993 12,750 0.0%
1994 12,750 0.0%
1995 13,150 3.1%
1996 13,100 - 0.4%
1997 13,050 - 0.4%
1998 13,050 0.0%
1999 13,100 0.4%
2000 13,147( 1) 0.4%
2001 13,157 0.1%
2002 13,350 1.5%
2003 13,450 0.7%
Source: State of California, Department of Finance,
E- 5 City/ County Population and Housing Estimates,
1990- 2000; 2003, Revised 2002 and Revised 2001,
with 2000 DRU Benchmark. May 2003.
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B. Employment Trends
1. Labor Force
The labor force for the City was estimated by the Center for Economic Development ( CED) at
California State University, Chico. Labor force is the sum of employment and unemployment,
excluding people in the armed forces. Table 4 includes people working in the private and public
sectors, people who are unemployed but actively
seeking work, and laid off workers who are
waiting to be called back to work. To be
counted here, members of the labor force may
not be in institutions such as prisons, mental
hospitals, or nursing homes and must be at least
16 years of age. The labor force in the City of
Red Bluff has seen a 14.0 percent increase
between 1990 and 2000, compared to the 23.3
percent increase the County has experienced
over the same time period. These numbers
suggest that the labor force in the City of Red
Bluff is growing at a slower rate than the
County.
.
FIGURE 2. LABOR FORCE
4,600
4,800
5,000
5,200
5,400
5,600
5,800
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000
Years
Persons Employed
TABLE 4
LABOR FORCE
YEAR
CITY OF RED
BLUFF
TEHAMA
COUNTY
1990 4,948 20,580
1991 5,013 21,180
1992 5,079 23,110
1993 5,146 23,380
1994 5,214 24,130
1995 5,283 23,380
1996 5,352 22,930
1997 5,423 24,170
1998 5,494 24,100
1999 5,567 24,330
2000 5,640 25,360
Source: CED; California Employment Development Department
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2. Total Employment
Total employment in the City of Red Bluff for Table 5 was estimated by the CED in the same
fashion as labor force. Total employment indicates the overall health of the economy.
According to the California Employment
Development Department ( EDD), “ civilian
employment includes all individuals who
worked at least one hour for a wage or salary, or
were self- employed, or were working at least
fifteen unpaid hours in a family business or on a
family farm.” As indicated by Table 5, the City
of Red Bluff has seen a 12.3 percent increase in
total employment between 1990 and 2000
compared to the 26.9 percent increase in
employment that the County has experienced
over the same time period.
FIGURE 3. TOTAL EMPLOYMENT
4,100
4,200
4,300
4,400
4,500
4,600
4,700
4,800
4,900
5,000
5,100
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000
Years
Persons Employed
TABLE 5
TOTAL EMPLOYMENT
YEAR
CITY OF RED
BLUFF
TEHAMA
COUNTY
1990 4,459 18,590
1991 4,511 18,770
1992 4,564 20,150
1993 4,617 20,340
1994 4,671 21,430
1995 4,726 20,610
1996 4,781 20,520
1997 4,837 21,970
1998 4,894 22,000
1999 4,951 22,700
2000 5,009 23,600
Source: CED; California Employment Development Department
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C. Household Size
A household formation rate is the prime determinant for housing demand. Households can form
or decrease in number even in periods of static population growth, as adult children leaving
home, through divorce, and with the aging of the general population.
The ratio between population and households is
reflected in the household size, referred to in the
U. S. Census as persons per household.
Over the past twelve years, the number of
persons per household has remained virtually
unchanged, as shown in Table 6.
The 2000 Census states that the number of
persons per household in the City is 2.47, which
is equal to the person per household in 1990.
TABLE 6
HOUSEHOLD SIZE BY TENURE
PERSONS PER HOUSEHOLD
YEAR
OWNER-OCCUPIED
RENTER-OCCUPIED
1990 2.51 2.43
2000 2.46 2.48
Source: U. S. Census Bureau, Census 2000.
FIGURE 4. HOUSEHOLD SIZE BY TENURE 1990- 2000
2.38
2.4
2.42
2.44
2.46
2.48
2.5
2.52
OWNER- OCCUPIED RENTER- OCCUPIED
Tenure by Year
Persons per Household
1990
2000
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D. Ethnicity
The City of Red Bluff is a community with a predominately Caucasian population, as indicated
by statistics from the 2000 Census. Caucasians constitute approximately 85.5 percent of the total
population within the City, which is slightly higher, yet comparable to that of other rural
communities in the region. However; due to the manner in which the census was conducted, the
City's Hispanic ( or Latino) population has been included under the Caucasian and some other
race groups in the Census. When broken out separately, Hispanics constitute approximately 14.8
percent of Red Bluff's population. This 14.8 percent is a subset of the 85.5 percent Caucasian
and 6.9 percent some other race designation.
Other major ethnic groups have remained relatively stable as a percentage of the City's total
population and reflect the State's rural averages. Both the African American and Asian/ Pacific
Islander populations have slightly declined as a percentage of the overall population within the
City of Red Bluff in recent years. Conversely, people in the American Indian/ Alaskan Native
population group were recorded within the City of Red Bluff by the 2000 Census, which was not
the case in previous reporting periods. The ethnic breakdown in the City in 2000 is detailed in
Table 7.
TABLE 7
ETHNICITY
ETHINIC GROUP
TOTAL
POPULATION
PERCENT OF
TOTAL
POPULATION
Caucasian 11,289 85.5
Black or African American 89 0.6
American Indian and Alaskan Native 288 2.2
Asian 226 1.7
Native Hawaiian/ Other Pacific Islander 15 0.1
Some other race 906 6.9
Two or more races 386 2.9
TOTAL 13,199 100.0
Hispanic ( 1) 1,957 14.8
Source: U. S. Census Bureau, Census 2000.
( 1) The Hispanic population group is not broken out as a separate ethnic group in the
Federal Census. The people who consider themselves as Hispanic are actually
included under the ethnic classifications of “ Caucasian” and “ some other race.” Since
the people who consider themselves Hispanic constitute a very significant portion of
the overall population of the City, their numbers have been disaggregated for the
purposes of this document.
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E. Age Characteristics
The population of the City of Red Bluff is classified as young, with a median age of 32 years.
The largest age bracket is persons of 0 to 19 years, which constitutes 31.6 percent of Red Bluff’s
total population. Following closely behind
is the 25 to 44 year old age group, which
represents 28.6 percent of the City’s total
population. The next largest age bracket is
persons 45 to 64, with 18.1 percent of the
population, with persons 65 and older
constituting 14.7 percent of the City’s
population. The smallest age group is the
20 to 24 group, which accounts for only
7.0 percent of the population, based on
2000 Census data.
TABLE 8
AGE CHARACTERISTICS
AGE
COHORT
ACTUAL
POPULATION
PERCENT OF
TOTAL
POPULATION
0- 19 4,177 31.6
20- 24 923 7.0
25- 44 3,773 28.6
45- 64 2,383 18.1
65 and over 1,943 14.7
TOTAL 13,199 100.0
Source: U. S. Census Bureau, Census 2000.
FIGURE 5. AGE CHARACTERISTICS AS A PERCENT
OF TOTAL POPULATION
31.6%
7.0%
28.6%
18.1%
14.7%
0- 19
20- 24
25- 44
45- 64
65 and over
Age Bracket
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F. Income Characteristics and Poverty Status
Standard income groups are established by HUD and are based on the median income of the
area, which can either be the entire county or a Metropolitan Statistical Area ( MSA). The groups
are defined as follows.
Very Low . . . . . . . . . Households Earning Less Than 50% of the Median Income
Low . . . . . . . . . . . . . . Households Earning Between 50% and 80% of the Median Income
Moderate . . . . . . . . . . Households Earning Between 80% and 120% of the Median Income
Above Moderate . . . . Households Earning Above 120% of the Median Income
For all housing programs in the City of Red Bluff, eligibility is based on the median income for
the County, which was $ 31,206 in 1999. It should be noted that this income figure is not based
solely on data collected within the city limits, but rather the entire County of Tehama. The actual
income figure for the City in 1999 was slightly lower than the County at $ 27,029. However,
based on the relevant figure of $ 31,206, the 1999 income ranges and the percentages and
numbers of households falling within each range are shown below in Table 9. Additionally,
data from the 2000 Census indicates that approximately 19.4 percent of the City’s population is
living below the poverty level.
TABLE 9
HOUSEHOLDS BY INCOME GROUP
INCOME
GROUP
RELATED
INCOME RANGE
HOUSEHOLDS IN
INCOME RANGE
PERCENT IN
INCOME
RANGE
Very low $ 0-$ 15,630 1,237( 1) 24.2
Low $ 15,631-$ 24,964 610( 2) 12.0
Moderate $ 24,965-$ 37,447 975( 3) 19.1
Above moderate $ 37,448 - and above 2,279( 4) 44.7
TOTAL n/ a 5,101 100.0
Source: U. S. Census Bureau, Census 2000.
( 1) Number of household is representative of $ 14,999 and below income group
( 2) Number of household is representative of $ 15,000- 24,999 income group
( 3) Number of households is representative of $ 25,000-$ 34,999 income group
( 4) Number of households is representative of $ 35,000 and above income group
More recent estimates have been made as to the median income and number of households in
the City. The most relevant source of the estimates is derived from demographic research done
by the DOF. However, the 2000 Census provides the most complete set of data available from
which reliable conclusions can be drawn.
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G. Historic Residential Construction Trends
Between 1990 and 2000, housing construction within the City has averaged approximately 57
units per year. The majority of those units were constructed to meet single- and multi- family
needs. As shown in Table 10, the number of housing units constructed is broken down annually
into the categories of single family, multi- family, and mobile units. In the previous 10 years total
construction included:
Single family homes: 278
Multi- family homes: 260
Mobile homes: 31
TABLE 10
TEN YEAR RESIDENTIAL CONSTRUCTION
PROFILE
YEAR
BUILT
SINGLE
FAMILY
MULTI-FAMILY
MOBILE
HOME
1990 75 2 10
1991 30 62 6
1992 13 34 5
1993 22 36 5
1994 41 22 0
1995 20 14 2
1996 10 6 0
1997 7 2 1
1998 34 0 0
1999 16 0 0
2000 10 82 2
TOTAL 278 260 31
Source: California Construction Research Board; City of Red Bluff Planning Department
2003.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
H. Type and Age of Residential Structures
Table 11 details housing characteristics for the City of Red Bluff and their percentage
represented by each category.
A review of the housing characteristics for
2000 shows single- family units constitutes
62.8 percent of the housing stock in the
City. When mobile homes are included in
this total, the number of single- family units
increases to 69.0 percent. Multiple housing
units ( apartments with five or more units)
account for 18.3 percent of the housing
stock in the City, whereas duplexes,
triplexes, and quadplexes constitute 12.4
percent of the City’s housing units.
As evident in Table 12, the housing stock
in Red Bluff is considered relatively old,
with many historical homes in evidence.
Many housing units were constructed in
the nineteenth and early twentieth
century, which translates into a high
percentage of the dwelling units being
over 30 years old. There are 2,593
housing units in the City that are over 30
years old, which represents 46.8 percent
of the City’s entire housing stock. As a
subset of the percentage of housing stock
over 30 years old, 629 dwelling units, or
11.4 percent of the City’s housing stock,
were constructed prior to 1939, or 64
years ago.
TABLE 11
HOUSING CHARACTERISTICS
HOUSING TYPE NUMBER PERCENT
1- Unit, detached 3,263 58.9
1- Unit, attached 215 3.9
2 Units 186 3.3
3 or 4 Units 504 9.1
5 to 9 Units 491 8.9
10 to 19 Units 159 2.9
20 to 49 Units 160 2.9
50 or More Units 203 3.7
Mobile Home 341 6.2
Boat, RV, van etc. 17 0.3
TOTAL 5,539 100.0
Source: U. S. Census Bureau, Census 2000.
TABLE 12
HOUSING AGE
YEAR STRUCTURE
BUILT NUMBER PERCENT
1999 to 2000 24 0.4
1995 to 1998 221 4.0
1990 to 1994 360 6.5
1980 to 1989 1,154 20.8
1970 to 1979 1,187 21.4
1960 to 1969 665 12.0
1950 to 1959 957 17.3
1940 to 1949 342 6.2
1939 or earlier 629 11.4
TOTAL 5,539 100.0
Source: U. S. Census Bureau, Census 2000.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
I. Housing Condition
The Northern California Planning and Research staff members, assigned to the 1998 Housing
Conditions Report, evaluated and recorded a total of 5,408 housing units in the City of Red
Bluff in the spring of 1998. Table 13 shows that 91.6 percent of the housing units were found
to be in standard condition. Of all the
units, 451 or 8.4 percent of all housing
units were rated substandard. These
substandard units are broken down further
in Table 14 which shows that of the 451
substandard rated units, 352 or 78.0
percent of the substandard rated units
needed minor repairs, 90 or 20.0 percent
needed moderate repairs, 4 or 0.1 percent
needed substantial repair and only 5 or 0.1
percent of all substandard units needed
replacement.
FIGURE 6. HOUSING CONDITION AS A PERCENT OF
TOTAL HOUSING UNITS
0.2
0.1
1.6 6.5
91.6
Sound
Minor Repair
Moderate Repair
Substantial Repair
Dilapidated
TABLE 13
HOUSING CONDITION
UNIT
CONDITION NUMBER PERCENT
Sound 4,957 91.6
Minor Repair 352 6.5
Moderate Repair 90 1.6
Substantial Repair 4 0.1
Dilapidated 5 0.2
Total Substandard 451 8.4
Total Standard 4,957 91.6
TOTAL 5,408( 1) 100.0
Source: City of Red Bluff, Housing Conditions Report, 1999.
( 1) Total housing units in Red Bluff during time of
survey.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
Table 14 illustrates the severity of housing conditions of the units surveyed. This factor needs
to be considered when designing a housing rehabilitation program for the City of Red Bluff. It
is likely that a City- wide rehabilitation program could be based upon low cost project
improvements.
TABLE 14
SUBSTANDARD UNITS
SUBSTANDARD
UNITS NUMBER PERCENT
Minor Repair 352 78.0
Moderate Repair 90 20.0
Substantial Repair 4 0.1
Dilapidated 5 0.1
TOTAL 451 100.0
Source: City of Red Bluff, Housing Conditions Report, 1999.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
J. Tenure
According to the 2000 Census 51.9 percent of all households in the City of Red Bluff are
rentals. Table 15 illustrates that the number of renter- occupied households in Red Bluff is
slightly higher in comparison to renter- occupied households in the nearby City of Corning
( 45.4 percent renter- occupied households) and significantly higher than the City of Tehama
( 25.9 percent) and throughout the County of Tehama ( 32.2 percent renter- occupied
households). The number of renter- occupied housing units in the City of Red Bluff has grown
slightly since 1990. The number of owner- occupied households as a percentage of total
households in the City of Red Bluff is much lower than surrounding communities and the
county as can be seen in Table 15.
TABLE 15
HOUSING TENURE AND OCCUPANCY
CITY OF
CORNING
CITY OF
RED BLUFF
CITY OF
TEHAMA
TEHAMA
COUNTY
Occupied Housing Units 2,452 5,101 179 21,013
Owner- occupied Units 1,340- 54.6% 2,453- 48.1% 134- 74.9% 14,222- 67.7%
Renter- occupied Units 1,112- 45.4% 2,648- 51.9% 45- 25.9% 6,791- 32.3%
Source: U. S. Census Bureau, Census 2000.
FIGURE 7. HOUSING OCCUPANCY BY TENURE AS A PERCENT
OF TOTAL HOUSING UNITS
48.1%
51.9%
Owner- occupied Units
Renter- occupied Units
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
K. Overcrowding
According to the 2000 Census, 7.7 percent of all occupied households in the City of Red Bluff
are classified as " overcrowded." Overcrowding is defined as households with more than 1.01
persons per room. Of these households, 111 of the 2,453 ( 4.5 percent) owner- occupied
households are overcrowded and 280 of the 2,648 ( 10.6 percent) renter- occupied households
are overcrowded.
These percentages are slightly
lower than those for occupied
households in Tehama County,
which has an 8.2 percent
overcrowded rate. The
breakdown of these
households, as shown in Table
16, is 813 of the 14,222 ( 5.7
percent) owner- occupied
households are overcrowded
and 915 of the 6,791 ( 13.5
percent) renter- occupied
households are considered
overcrowded.
Since 1990, the City of Red Bluff has experienced an increase in the amount of housing units
that are considered overcrowded. Over the last ten years there has been an increase of 73
housing units considered overcrowded in the City of Red Bluff.
TABLE 16
INCIDENCE OF OVERCROWDING
CITY OF RED
BLUFF
TEHAMA
COUNTY
TOTAL OCCUPIED UNITS 5,101 21,013
Total overcrowded 391- 7.7% 1,728- 8.2%
Owner- occupied units 2,453 14,222
1.01+ persons per room 111 813
Percent overcrowded 4.5% 5.7%
Renter- occupied units 2,648 6,791
1.01+ persons per room 280 915
Percent overcrowded 10.6% 13.5%
Source: U. S. Census Bureau, Census 2000.
FIGURE 8. COMPARISON OF OVERCROWDING AS A PERCENT
OF TOTAL OCCUPIED HOUSING UNITS BY TENURE
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
Total- Occupied
Units
Owner- Occupied
Units
Renter- Occupied
Units
City of Red Bluff
Tehama County
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
L. Overpayment
A household is considered to be “ overpaying” if its monthly housing cost or gross rent exceeds
30 percent of its annual gross income. According to the 2000 Census, 32.2 percent of all
households in the City of Red Bluff spent more than 30 percent of their gross income for
housing. Approximately 42.0 percent of all renters and 21.7 percent of all owner households in
the City “ overpay”. Overpayment is a significant problem for owner and renter- occupied
households and, as Table 17 shows, especially for households earning less than 50 percent of
the 1999 median household income for Tehama County ( i. e., less than $ 15,603).
TABLE 17
HOUSEHOLDS OVERPAYING
PAYING
30- 34%
PAYING
> 35% TOTAL
OWNER HOUSEHOLDS 2,453
Less than $ 10,000 income 0 65 65
$ 10,001-$ 19,999 income 16 127 143
$ 20,000- 34,999 income 102 125 227
More than $ 35,000 income 50 48 98
TOTAL 168 365 533- 21.7%
RENTER HOUSEHOLDS 2,648
Less than $ 10,000 income 25 414 439
$ 10,001-$ 19,999 income 124 352 476
$ 20,000- 34,999 income 94 87 181
More than $ 35,000 income 5 10 15
TOTAL 248 863 1,111- 42.0%
SUMMARY- ALL HOUSEHOLDS 5,101
Less than $ 10,000 income 25 479 504
$ 10,001-$ 19,999 income 226 477 703
$ 20,000- 34,999 income 128 127 255
More than $ 35,000 income 21 18 39
TOTAL 416 1,228 1,644- 32.2%
Source: U. S. Census Bureau, Census 2000.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
M. Vacancy Rates
The residential vacancy rate is a good indicator of the balance between housing supply and
demand in a community. When the demand for housing exceeds the available supply, the
vacancy rate will be low. However, a low vacancy rate sometimes drives the cost of housing
upward and increases tolerance for substandard units.
In a healthy market, the
vacancy rate is between
five and eight percent. If
the vacant units are
distributed across a
variety of housing types,
sizes, price ranges, and
locations throughout the
City, there should be an
adequate selection for
all income levels.
Information in the 2000
Census, as presented in
Table 18, shows the
overall housing vacancy
rate in the City of Red
Bluff is near 8.0 percent.
By comparison, Tehama County had an overall housing vacancy rate in 2000 of 10.8 percent.
TABLE 18
VACANCY RATES
CITY OF
RED
BLUFF
TEHAMA
COUNTY
Total Units 5,539 23,547
Total Vacant 438 2,534
Percent Vacant 7.9% 10.8%
For Rent 245 610
For Sale Only 60 360
Rent/ Sold Not Occupied 26 275
Seasonal, Recreational or Occasional Use 45 931
Other Vacant 62 337
Migrant Worker 0 21
Source: U. S. Census Bureau, Census 2000.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
N. Housing Affordability
1. Homeowners
According to the 2000 Census, the median value of a single- family home in the City of Red
Bluff was $ 87,000. The median home value in the City compared favorably with the median
home value in the County, which was $ 103,000, as shown in Table 19. Both of these median
values of a typical single- family home in the City or County are Census reported values and
are far lower than indicated by a survey of local real estate agencies ( discussed below).
The 2000 Census collected and
reported selected monthly costs for
owner occupied dwellings. In the City
of Red Bluff, homes with a mortgage
had a median monthly cost of $ 776
and without a mortgage the monthly
cost was $ 231. The median monthly
cost of mortgaged homes in the
County was $ 873, and the median
monthly cost of homes without a
mortgage in the County was $ 241.
Mortgage interest rates are a prime
determinant of home affordability.
Table 20 indicates that at the current
interest rate of 5.62 percent, a
household earning the City of Red
Bluff median income of $ 27,029
annually could qualify for the median value home in the City. As found in a survey of local
real estate agencies, the median income that a family would need to earn to qualify for a
median value home in the City of Red Bluff is much higher than the above indicated median
income, which was based on the Census median home value.
According to a survey of local realty agencies in the City of Red Bluff, newer homes are
selling in the $ 140,000 to $ 180,000 range, depending on location and square footage. The
average price $ 160,000 is significantly higher than the median house value as indicated by the
2000 Census. The real estate agents interviewed indicated that this average was just a range
and the typical single family tract home in the City of Red Bluff were sold at the higher end of
the range. It should also be noted that due to inflation and less access to developable land
within the City, the cost of raw developable land in Red Bluff has increased over the last
several years.
Assuming 6 percent interest, 5 percent down, taxes and insurance around $ 250 ( including
mortgage insurance), and a monthly payment around $ 1,250, with approximately 30 percent of
any given households gross income going towards shelter, a family would have to earn around
TABLE 19
HOME VALUES
NUMBER OF UNITS( 1)
HOME VALUE
CITY OF
RED
BLUFF
TEHAMA
COUNTY
Less than $ 50,000 74 335
$ 50,000 to $ 99,999 1,268 3,685
$ 100,000 to $ 149,000 606 2,573
$ 150,000 to $ 199,999 103 1,098
$ 200,000 to $ 299,999 23 552
$ 300,000 to $ 499,999 0 120
$ 500,000 to $ 999,999 0 27
$ 1,000,000 or more 0 4
MEDIAN VALUE $ 87,000 $ 103,000
Source: U. S. Census Bureau, Census 2000.
( 1) Specified owner- occupied units
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
or above $ 35,000 a year to qualify for a newer single family home in the City of Red Bluff.
Therefore, new single family housing in the City of Red Bluff is catering to the needs of the
moderate to above moderate income groups. These assertions assume that the household does
not have a large outstanding consumer debt ( i. e. credit cards, revolving loans or car loans),
which could otherwise disqualify them.
TABLE 20
HOUSING AFFORDABILITY BY INCOME
INCOME
GROUP
INCOME
RANGE( 1)
AFFORDABLE MONTHLY
PAYMENT( 2)
Very Low $ 0-$ 13,515 $ 0-$ 337.88
Low $ 13,516-$ 21,624 $ 337.89-$ 540.60
Moderate $ 21,625-$ 32,435 $ 540.61-$ 810.88
Above Moderate $ 32,436 - and above $ 810.89 and up
( 1) Based on area median income of $ 27,029.
( 2) Assumes 30 percent of income for shelter.
Source: U. S. Census Bureau, Census 2000.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
2. Renters
The 2000 Census indicates the median gross rent in the City of Red Bluff was $ 483, as
displayed in Table 21. Using the HUD affordability standard of rent plus utilities being equal
to 30 percent of gross income, the median rent is affordable to households earning $ 20,200 a
year. The gross rent in the County was only slightly higher than in the City at $ 486.
TABLE 21
MEDIAN GROSS RENT- 2000
NUMBER OF HOUSHOLDS
RENT
CITY OF RED
BLUFF
TEHAMA
COUNTY
TOTAL 2,648 6,791
With cash rent: 2,598 6,344
Less than $ 100 54 113
$ 100 to $ 149 53 169
$ 150 to $ 199 224 473
$ 200 to $ 249 197 415
$ 250 to $ 299 63 275
$ 300 to $ 349 190 700
$ 350 to $ 399 449 991
$ 400 to $ 449 350 788
$ 450 to $ 499 308 633
$ 500 to $ 549 122 365
$ 550 to $ 599 154 424
$ 600 to $ 649 129 306
$ 650 to $ 699 151 320
$ 700 to $ 749 49 109
$ 750 to $ 799 23 78
$ 800 to $ 899 10 47
$ 900 to $ 999 54 75
$ 1,000 to $ 1,249 18 57
$ 1,250 to $ 1,499 0 6
$ 1,500 to $ 1,999 0 0
$ 2,000 or more 0 0
No cash rent 50 447
Source: U. S. Census Bureau, Census 2000.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
O. At- Risk Housing Analysis
1. Introduction
The California Government Code ( Section 65583) requires that this element include a study of
all low- income rental- housing units, which may at some future time, be lost to the affordable
inventory by the expiration of some type of affordability restrictions. This analysis must
address a ten- year period, which is divided into two five- year segments coinciding with the
updating of the housing element.
In the case of the City of Red Bluff, certain types of HUD and State sponsored projects, and
any locally financed projects with specified time and use restrictions, must be evaluated. The
analysis must contain the following components as required by HCD:
• A comprehensive inventory of all subsidized rental housing units
• A cost comparison of replacing or preserving any units, which will become at- risk
in the ten- year period.
• Identification or non- profit entities qualified to acquire and manage rental housing
• Identification of possible sources and potential funds for preserving housing units.
• Inventory of existing and proposed City programs for preserving at- risk units.
The first segment for analyzing at- risk units is 2003- 2008 and the second segment is 2008-
2013.
2. Inventory of Affordable Rental Housing Units
The inventory prepared for this study is comprehensive, in that it identifies all of the low-income
rental units in Red Bluff, regardless of restrictions and time frames. Over time, this will
serve as a list to be regularly monitored, to evaluate the possible loss of affordable units and
also as planning information for use in analyzing the distribution and concentrations of lower
income units in the City. Based on information gathered from HUD and RHS, it has been
determined that 298 of the units in the existing subsidized complexes, namely the Jackson
Manor Apartments, Lassen View Apartments, Red Bluff Meadows Apartments, Red Bluff
Apartments, Brickyard Creek Apartments ( formerly Elision I and II), the Phoenix Apartments,
Villa Columba, and Mercy Riverside Manor, will be at- risk prior to the year 2013.
_____________________________________________________________________________
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
JACKSON MANOR APARTMENTS USDA Section 515
775 Luther Road Built 1979
Red Bluff, CA 44 units - Senior
( 530) 529- 2455
Management Agent: Valley Fair Realty Corp.
P. O. Box 988
Yuba City, CA 95992
( 530) 673- 3916
Affordability Restrictions: 41 of the 44 apartments at the Jackson Manor Apartments receive
rental assistance. The Jackson Manor Apartments are currently at- risk of becoming market
rate; however they could prepay now to remain affordable to persons in low income categories.
According to the USDA, the Jackson Manor Apartments have a long history of being an
affordable housing complex and should have no problems retaining their Section 515 contract.
Unit Mix: All one bedroom apartments for elderly and/ or disabled persons.
Description: The Jackson Manor Apartments are wood buildings mostly one story, however
there are 6 two story buildings. The complex includes a laundry facility, mail boxes and a
recreation room.
Recently completed repairs/ improvements include: The Jackson Manor apartments are under
constant minor repair.
Repairs planned for the near future include: The Jackson Manor receives constant minor repair,
the complex has major repair scheduled for next spring that includes the painting of the
complex.
LASSEN VIEW APARTMENTS USDA Section 515
855 Luther Road Built 1982
Red Bluff, CA 45 units - Senior
( 530) 527- 8213
Management Agent: Valley Fair Realty Corp.
P. O. Box 988
Yuba City, CA 95992
( 530) 673- 3916
Affordability Restrictions: The Lassen View Apartments are a 100 percent rental assisted
complex. The Lassen View Apartments accept qualified Section 8 and Section 515 tenants.
The Lassen View apartments are currently at- risk of becoming market rate; however they could
prepay now to remain affordable to persons in low income categories. According to the
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
USDA, the Lassen View Apartments have a long history of being an affordable housing
complex and should have no problems retaining their Section 515 contract.
Unit Mix: All one bedroom apartments for elderly and/ or disabled persons.
Description: The Lassen View Apartments consist of three two- story and three single- story
buildings with wood siding. Located at the Lassen View Apartments are a recreation room and
a coin- op laundry room. The apartments themselves have either central or wall heating.
Repairs planned for the near future include: The Lassen View Apartments are scheduled to
have the siding repaired and painted in the near future.
RED BLUFF MEADOWS APARTMENTS USDA Section 515
850 Kimball Road Built 1979
Red Bluff, CA 52 units - Family
( 530) 527- 9196
Management Agent: Professional Apartment Mgt.
P. O. Box 1570
Lodi, CA 95241
( 209) 334- 6565
Affordability Restrictions: The Red Bluff Meadows Apartments have a 30 year contract with
the USDA that is due to expire in 2009. Yet the Red Bluff Meadows Apartments were
refinancing the contract in January 2004 for another 30 years. Therefore the Red Bluff
Meadows Apartments will not be at- risk to become market rate until 2039. The Red Bluff
Meadows Apartments allow tax credits which help retain the affordability of the complex.
Unit Mix: There are 16 one bedroom apartments, 32 two bedroom, and 4 three bedroom
apartments with 1 of the 16 one bedrooms reserved for the manager at the Red Bluff Meadows
Apartments.
Description: The Red Bluff Meadows Apartments consist of 8 building which includes and
office shop. Located on site at the Red Bluff Meadows Apartments are laundry facilities and a
play area. All apartments except the three bedrooms have washer and dryer hookups. The
apartments have central heating and air conditioning, electric appliances, are carpeted and have
blinds.
Repairs planned for the near future include: The Red Bluff Meadows Apartments is currently
in the process of doing repairs and has plans for a major rehabilitation in the near future. This
rehabilitation includes repairs to the whole complex inside and out.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
RED BLUFF APARTMENTS USDA Section 515
111 Sale Lane Built 1972
Red Bluff, CA 72 units - Family
( 530) 527- 5435
Management Agent: Professional Apartment Mgt.
P. O. Box 1570
Lodi, CA 95241
( 209) 334- 6565
Affordability Restrictions: The Red Bluff Apartments accept Section 515 qualified tenants.
The current USDA contract is due to expire in 2009 at which point the apartments will be at-risk
to become a market rate complex. According to the Red Bluff Apartment manager, the
contract is anticipated to be renewed.
Unit Mix: There are 32 one bedroom apartments, 30 two bedroom, and 4 three bedroom
apartments at the Red Bluff Apartments.
Description: The Red Bluff Apartments consist of 10 two- story buildings, 9 of which house
apartments and the 10th is a laundry facility. The buildings are a mix of wood and stucco
siding. The complex is landscaped and includes a playground.
Recently completed repairs/ improvements include: The Red Bluff Apartments recently
remodeled the units, had the gutters redone, and had all trees on the grounds trimmed.
Repairs planned for the near future include: The only future plans for repairs is minor
maintenance as problems present themselves.
THE PHOENIX APARTMENTS HUD Section 8
1323 Deborah Drive Built 1979
Red Bluff, CA 46 units - Family
( 530) 529- 1486
Owner: Stanley J. Palermo
P. O. Box 257
Corning, CA 96021
Affordability Restrictions: The Phoenix Apartments are 100 percent assisted living. The
contract with HUD was just renewed for the next ten years and will not expire until 2013, at
which time the contract will be renewed.
Unit Mix: There are 20 one bedroom apartments and 26 two bedroom apartments at the
Phoenix Apartments.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
Comments: The Phoenix Apartments have facilities that cater to persons with disabilities and
the elderly.
Description: The Phoenix Apartments consists of 5 buildings, 3 two- story, and 2 one- story,
located on the banks of Reed Creek. The complex is well kept and includes on- site laundry
and a play area for children.
Recently completed repairs/ improvements include: The Phoenix Apartments recently has gone
through a major rehabilitation, including but not limited to: new fencing, new picnic tables,
new dishwashers in 26 units, new carpets, stoves, and refrigerators where needed.
Repairs planned for the near future include: The Phoenix Apartments has plans for many future
repairs, with the greatest being the re- grading, paving, and painting of the parking lot.
VILLA COLUMBA AND MERCY RIVERSIDE MANOR HUD Section 8 and 202
460 Main Street Built 1982
Red Bluff, CA 94 units - Senior
( 530) 527- 6222
Owner: St. Eliz Housing Corporation
Sister Mary Columba
Red Bluff, CA 96080
Affordability Restrictions: 100 percent of the units at Villa Columba ( 70 total) and Mercy
Riverside Manor ( 24 total) receive rental assistance from HUD Section 8 and 202 funding.
The HUD contract was recently renewed and is due to expire in 2007 for the Villa Columba
and in 2006 for the Mercy Riverside Manor. At this time the Villa Columba and Mercy
Riverside Manor anticipate a renewal of their contracts for another 5 years, making the contract
valid until 2011 and 2012. The complex has always received a Superior Rating and does not
anticipate any problems in renewing its contract with HUD. According to the California
Housing Partnership Corporation the Villa Columba and Mercy Riverside Manor are at a low
risk of becoming market rate.
Unit Mix: All units are either one bedroom or studio apartments with approximately 24 units
being studios. All of the apartments are designated for elderly and/ or disabled persons.
Comments: Recently 24 units were added to the Villa Columba. These units are called Mercy
Riverside Manor and are managed by Mercy Housing California. These apartments receive the
same subsidies and have the same amenities as the Villa Columba.
Description: The Villa Columba and Mercy Riverside Manor are service enriched complexes.
The apartments are equipped with 24 hour emergency call with monitors. Each building is
equipped with an elevator and everything is located inside, including trash disposal and mail
pickup. The complex is serviced by meals on wheels and has in- home support facilities.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
Located on- site at the Villa Columba and Mercy Riverside is a coin- operated laundry facility
and a computer lab with a computer technician.
Recently completed repairs/ improvements include: Replacing the carpeting and furniture
throughout the complex, two new computers have been added to the computer lab.
Repairs planned for the near future include: Completing the replacement of carpeting in the
complex.
BRICKYARD CREEK APARTMENTS HOME and HCD- MHP
Formerly Elision I and II Apartments Built 1972
1275 Walnut Street 92 units - Family
Red Bluff, CA
( 530) 527- 3300
Owner: Elision I Housing Corp.
1001 Willow St.
Chico, CA 95928
Affordability Restrictions: The Brickyard Creek Apartments was acquired by the Community
Housing Improvement Program ( CHIP) in the year 2000. At which time the apartment
complex under went an extensive rehabilitation that was completed in April of 2002. When
the complex was acquired it was given a 55 year contract that is due to expire in the year 2055.
The Brickyard Creek Apartments will not become at- risk to be market rate anytime in the near
future.
Unit Mix: There are 6 studios, 42 one bedroom apartments, 34 two bedroom apartments and 10
three bedroom apartments at the Brickyard Creek Apartments. The complex has 1 unit
specifically for visually impaired, 1 unit specifically for hearing impaired, and 4 others that are
equipped to serve persons with other disabilities, making 6 units total specifically for
handicapped residents.
Description: The Brickyard Creek Apartments consists of 8 two- story buildings with stucco
siding. The complex is has a playground and an on- site laundry facility.
Recently completed repairs/ improvements include: The Brickyard Creek Apartments
underwent a complete rehabilitation over the last two years.
Repairs planned for the near future include: The only future plans for repairs is minor
maintenance as problems present themselves.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
3. Summary of At- Risk Rental Conversions
For the 2003- 2008 Period - 180 Units
For the 2008- 2013 period - 118 Units
4. Cost Analysis
In order to provide a cost analysis of preserving at- risk units, cost must be determined for
rehabilitation, new construction or tenant- based rental assistance. This analysis determines
whether replacement ( new construction) or preservation ( acquisition and rehabilitation, and/ or
direct rental subsidy commitments) will be the most economical approach to preserving at- risk
units.
a. Rehabilitation
The primary factors used to analyze the cost of preserving low income housing include:
acquisition, rehabilitation and financing. Actual acquisition costs depend on several variables
such as condition, size, location, existing financing and availability of financing ( governmental
and market). The following are estimated per unit preservation costs for the City of Red Bluff
according to CHIP, which has recently acquired and rehabilitated the Brickyard Creek
Apartments. The approximate cost per unit for acquisition and soft costs is $ 18,782. The cost
per unit for rehabilitation is $ 40,421. The financing for Brickyard Creek Apartments was paid
for by MHP, HUD, HOME, AHP, and CDBG funds. The total cost per unit to preserve a low
income housing unit in Red Bluff is approximately $ 59,203, if the financing is covered by a
Federal or State rehabilitation program. A privately financed rehabilitation project would have
a higher per unit cost.
b. New Construction/ Replacement
New construction implies construction of a new property with the same number of units and
similar amenities as the one removed from the affordable housing stock. Cost estimates were
prepared by using local information and data, as well as building valuation data from the
Building Standards Magazine. The cost of new affordable housing can vary greatly depending
on factions such as location, density, unit sizes, construction materials, type of construction
( fair/ good), and on and off site improvements. The following costs describe new construction
for an apartment in an affordable housing complex in the City of Red Bluff. The cost for land
acquisition is estimated at $ 2,377-$ 3,170 per unit based on a recent sale of a vacant R- 4
property in Red Bluff. The cost per unit for construction is approximately $ 63,800-$ 82,000
depending on the type of construction used. The cost per unit for financing at 30 year loan at
5.62 percent is $ 111,574-$ 143,596. The total cost per unit to replace a typical low income
housing unit in Red Bluff ranges from $ 177,751-$ 228,766 or an average of $ 203,258.50.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
The rehabilitation of existing units is the most cost effective approach towards the preservation
of at- risk units in the City of Red Bluff. It should be noted however, that at- risk units may also
be preserved through tenant- based rental assistance.
c. Tenant- Based Rental Assistance
Tenant- based rental assistant primarily depends on the income of the family, the shelter costs
of the apartment, and the number of years the assistance is provided. If the typical family that
requires rental assistance earns $ 20,200, then that family could afford approximately $ 505 per
month for shelter costs. The difference between the $ 505 and the typical rent for a two
bedroom apartment ranges from $ 500-$ 800 would result in a necessity for a monthly rental
assistance at the maximum rent cost of $ 300 a month or $ 3,600 per year. For comparison
purposes, typical affordable housing developments carry an affordability term of at least
twenty years, which would bring the total cost to $ 72,000 per family.
For the ten year period of this Housing Element, a total of 298 units are considered to be at- risk
to become market rate. The total cost of replacing these units with new and comparable units
is estimated at $ 60,571,033. The estimated cost to rehabilitate and preserve these units is
$ 17,642,494. The estimated cost of providing tenant- based rental assistance is approximately
$ 21,456,000 for a twenty year period. The majority of the 298 units that are at- risk to become
market rate within the next ten years are in good standing with their rental assistance providers.
These at- risk complexes are anticipated to renew their rental assistance contracts when they
expire, which would negate the estimated costs of replacement, preservation, and renter- based
assistance.
The City of Red Bluff is committed to the preservation of affordable housing units and
provides programs and policies in the Housing Goals, Policies, and Programs Section of this
Housing Element that address preservation ( See Programs AH. 1.1- AH. 1.5). The City is also
aware of various resources, procedures, and programs aimed at preserving at- risk housing
units, which are discussed below.
5. Preservation Resources
Efforts by the City to retain low income housing in the future must be able to draw upon two
basic types of resources: organizational and financial. Firstly, qualified non- profit entities need
to be made aware of the future possibilities of units becoming at- risk. Demonstrated
management and, perhaps, development abilities should be assessed. Groups with whom the
City has an ongoing association are the logical entities for future participation. The only non-profits,
which have an established association with the City or have sought the right of first
refusal status with the California Department of Housing and Community Development, are:
Community Housing Improvement Program, Inc.
1001 Willow St.
Chico, CA 95928
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
Northern Valley Catholic Social Service.
1020 Market St.
Redding, CA 96001
Christian Church Homes of Northern California, Inc.
303 Hegenberger Rd. Ste. 101
Oakland, CA 94621- 1419
Rural Communities Housing Development Corp.
237 E. Gobbi St.
Ukiah, CA 95482
6. Recommended Procedures
The City should consider establishing procedures for monitoring, disseminating tenant
counseling, and identifying potential funding sources.
• Regularly monitor the complexes, which are on State or Federal inventories of at-risk
units, and any other new units, which are built in the future.
• Coordinate informational meetings with public agencies, non- profit organizations,
and other entities with previous experience or chartered responsibilities, to deal
with housing related issues.
• Establish review procedures for determining adequacy, and selecting designated
groups to collaborate with the City in addressing the preservation of units that might
become at- risk.
• Develop a Request for Qualifications ( RFQ) format, which solicits the background
as well as organizational structure of interested entities with no previous experience
with housing preservation programs.
• Adopt a Preservation Strategies Plan, which will focus on the methods of evaluation
and processes to address in retaining various types of affordable housing.
• Explore, review, and amend if necessary, the housing programs for the City, with
the intention of further expanding the effort and dedication to maintaining the
existing affordable housing stock as a source of continuing lower income housing in
the City.
• Utilize the Housing Needs Assessment section of this element as a guideline for
directing efforts to preserve and create units for targeted needs groups in the
community.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
7. Financing Resources for Housing Preservation
The potential resources that could become a part of the City's overall financial plan for
retaining affordable units, which might become at- risk in the future, include the following:
• HUD Programs - Future funding for new projects is unpredictable and perhaps even
unlikely, given the recent policy of the Federal government. Project- based Section 8
contracts with HUD- subsidized rents must be sufficient to permit owners a
reasonable return and/ or to cover debt service on acquisition for new purchasers is a
realistic and probable tool which should assist in retaining units.
• Community Development Block Grant Funds – Red Bluff, not being an
" entitlement" community for these funds, obviously cannot rely on annual
appropriations to sustain eligible programs, including housing- related activities. In
the years 1991 and 2000, the City received State CDBG funds and designated most
of it for housing rehabilitation activities. As these loans are repaid a revolving loan
fund will be created which could be a resource for preservation activities.
• Redevelopment Agency Tax Increment Funds - Only if, in the future, a
Redevelopment Agency were established in Red Bluff would there potentially be
tax increment resources available to assist in preserving or creating additional
affordable housing in the community. A recommendation of the City’s Downtown
Revitalization Plan is the creation of a Redevelopment Agency. The City has been
awarded a Planning/ Technical Assistance Community Development Block Grant
( CDBG) for a Redevelopment Feasibility Study, which will determine the City’s
need for establishing the aforementioned Redevelopment Agency.
• Mortgage Revenue Bonds - The City should analyze its capacity to provide credit
support for issuing revenue bonds, designated for the purpose of creating or
conserving affordable housing units. As a primary sponsor for this type of bond-funded
activities, the City would have the ability to require and enforce the use and
retention of units for lower income households for specific periods of time.
• Community Reinvestment Act - Federal law requires that banks, savings and loans,
thrifts, and their affiliated mortgaging subsidiaries annually evaluate the credit
needs for public projects in communities where they operate. Part of the City's
efforts in developing preservation programs should be meeting with local lenders to
discuss future housing needs, which may be within the guidelines of the
Community Reinvestment Act. Although an unpredictable resource, it is important
to establish a working relationship for future problem solving.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
8. Quantified Objectives for " At Risk" Analysis
There are 180 rental units at- risk for the first five- year period 2003- 2008; and there are 118
units in that category for the second five- year period, 2008- 2013.
The City's focus during the 2003- 2008 planning period should be to establish programs for
monitoring the status of future potential at- risk units. During the second five- year period
possible funding sources for preservation should be investigated or developed. The process of
monitoring, negotiating, and possibly financially assisting the preservation of affordable units
in Red Bluff will be an ongoing program function for City staff. A successful plan for dealing
with the future need for affordable rental housing should include: ( 1) continuous monitoring of
any and all existing complexes with some type of affordability restrictions; ( 2) the
development of new programs and incentives to entice the construction of additional units: and
( 3) designating potential resources for operating as well as financing the preservation of units.
9. Programs for Preservation and Construction of Affordable Housing
A combination of existing and new policies and programs in the City of Red Bluff will
improve the ability to preserve and expand the affordable housing choices.
a. Current Programs
The following summarizes current programs that the City of Red Bluff is aware of and if
applicable could be used to help meet the City’s goals towards remedying its affordable
housing needs.
• Project Development: The City's Planning and Building Departments should
provide technical assistance and administrative support for housing development
efforts that are similar to the Jackson Manor, Lassen View Apartments, Villa
Columba and Mercy Riverside Manor.
• Housing Rehabilitation: Through funding derived from the CDBG program, the
City has supported a residential rehabilitation program in Red Bluff. Qualified
lower income homeowners and landlords who rent to lower income households
have been and will continue to be assisted with low interest loans for basic
improvements to residential dwellings.
• Non- Profit Support: The City should continue its cooperative relationships with
qualified non- profit groups which may play a role in assisting in the preservation
and expansion of affordable housing in the community.
• Policy and Ordinance Review: Current policies and ordinances should be
continually reviewed to ascertain the realistic impact on retaining or expanding
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
affordable housing in the City. When necessary, changes or additions to the City's
guiding policies and ordinances should be adopted.
• Housing Referral Service: The City should develop a listing of programs and a
methodology for disseminating pertinent information about the types of
subsidized housing and the various providers of housing- related services.
• Density Bonus Ordinance: The City should develop and adopt a Density Bonus
Ordinance, which will encourage future residential development for lower income
and elderly households.
• lnclusionary Zoning: The City should consider the adoption of an inclusionary
Zoning Ordinance requiring a stated amount of lower income units in all new
single- and multi- family developments. Percentages of set- aside units, in lieu
contribution of fees, targeted income groups, and periods for restrictions on rent
levels need to be identified.
b. New Programs
The following summarize new State of California programs that the City of Red Bluff is aware
of and if funding is available could contribute towards remedying the City’s affordable housing
needs.
• The Jobs- Housing Balance Improvement Program: provides: ( 1) incentive based
strategy grants to local governments to assist them in attracting new businesses
and jobs in communities that lack an adequate employment base in relation to the
housing they already provide ($ 5 Million), ( 2) incentive grants for capital outlay
projects to local government to increase the supply of housing and encourage
strategic growth ($ 100 Million), ( 3) urban predevelopment loans to local
governments or private developers for proposed residential projects located within
one- half mile of an existing or planned transit station ($ 5 Million), ( California
Statutes 2000, Chapter 80, ( AB 2864)).
• The Downtown Rebound Program: ( DRPG) provides financing to assist in the
revitalization of downtowns and neighborhoods, reduce development pressure of
agricultural and open space resources and provide viable live/ work linkages.
Funding will be offered through the Multifamily Housing Program, and will be
administered by the Housing Policy Development Division ( HPD). The DRPG
Program will provide planning grants to local governments to promote infill
housing development, housing near transit and adaptive reuse, assisting owners of
qualified buildings in obtaining seismic and structural feasibility studies
specifically related to the purpose of adaptive reuse ( California Statutes 2000,
Chapter 83, ( AB 2870)).
• The Interregional Partnership State Pilot Project: provides grants to interregional
consortia of two or more councils of governments, two or more sub- regions
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
within multi- county council of governments, or a county working collaboratively
with the State and federal government, to develop, evaluate an implement a
variety of policies and incentives to mitigate current and future imbalances of jobs
and housing. Grants are to be used for: advancing development of implementation
plans and models, including geographic mapping, to promote jobs in
predominately residential communities and housing in " job rich" communities,
( California State Budget, Statutes 2000, Chapter 52, ( AB 1740), Line Item 2240-
112- 0001).
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
IV. HOUSING NEEDS ASSESMENT
The housing needs of a community revolve around: ( 1) the extent to which housing units are
and will be available; ( 2) the degree to which available housing is and will be affordable; and
( 3) the extent to which the housing stock of the city is in sound or standard condition.
This section sets forth the housing needs in the City of Red Bluff and identifies the needs of
special population groups in the community ( i. e., the elderly, disabled or handicapped, large
families, female- headed households, farm laborers, and the homeless).
A. Regional Housing Needs Plan
State housing element law ( Section 65583 of the Government Code) requires that the housing
element of each jurisdiction include an estimate of its " fair share" of the regional housing
needs. In the case of the City of Red Bluff, the regional allocation is developed by HCD and
distributed through the Tri- County Area Planning Council. Projections of future households are
based on a two percent per year household growth rate over the next six years, as depicted in
Tables 22 and 23.
TABLE 22
REGIONAL HOUSING NEEDS ALLOCATION BY INCOME GROUP
1991- 1997 2001- 2008 CHANGE
INCOME
RANGE NUMBER PERCENT NUMBER PERCENT NUMBER PERCENT
Very Low 186 21.0 200 18.3 14 7.5
Low 113 17.0 216 19.7 103 91.2
Moderate 140 21.0 212 19.4 72 51.4
Above
Moderate 226 34.0 466 42.6 240 106.2
TOTAL 665 100.0 1,094 100.0 429 64.5
Source: HCD Regional Housing Needs Allocation, 2001- 2008; Tri- county Area Planning Council, 1991- 1997.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
To meet this new
construction objective
( 721 units See Tables 33
and 34), 103 new units per
year, over the next seven
years, would have to be
constructed in the City of
Red Bluff. As noted
previously, less than half
that amount ( 48 per year)
was actually constructed
per year, between 1991
and 1997.
B. Need for Replacement Housing
A survey of the condition of all housing units conducted in the City of Red Bluff identified 5
dilapidated units in the City. The 1999 City of Red Bluff Housing Conditions Reports
estimates that, over the next six years, 5 units in the City of Red Bluff will need replacement,
which equals less than 1 unit a year. The City of Red Bluff Planning Department estimates that
approximately 58 demolition permits were issued between 1990 and 2000, which is an average
of just under 6 permits per year. This large number of demolitions could be attributed to the
low number of dilapidated units identified by the 1999 Housing Condition Survey.
While the housing condition survey identified the dilapidated units using State criteria, it is
possible that some of those units could be preserved under a " substantial" rehabilitation
program. However, approximately 2,593 housing units in the City, or 51.0 percent of the total
stock were constructed prior to 1970 and are over 30 years old ( as indicated by Table 12). As
such, substandard housing may continue to be a problem.
TABLE 23
CITY OF RED BLUFF BASIC CONSTRUCTION NEEDS
REGIONAL HOUSING NEEDS PLAN
JANUARY 2001 – JUNE 2008
BY COMPONENTS
Household increase 1,094 units
2001 Vacancy Need 98 units
2008 Vacancy Need 66 units
Replacement Need 5 units
TOTAL 1,263 units
BY INCOME GROUP
Very Low 200 units
Low 216 units
Moderate 212 units
Above Moderate 466 units
TOTAL 1,094 units
Source: HCD Regional Housing Needs Plan, 2001- 2008.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
C. Special Housing Needs
Within the overall housing need estimates are segments of the population which require special
consideration. These are generally made up of people who are low- income and do not have
easy access to housing choices. These groups include the elderly, the handicapped, large
households, female- headed households, farm workers, and the homeless.
1. Elderly Households
The 2000 Census identified a total of 1,978 persons, comprising 1,347 households, with one or
more people over the age of 65 in the City of Red Bluff, as shown in Table 24. This represents
TABLE 24
ELDERLY HOUSEHOLDS
AGE
OWNER-OCCUPIED
RENTER-OCCUPIED
TOTAL
65 to 74 403 144 547
75 and above 412 388 800
Total Elderly Households 815 532 1,347
Percent of Total
Households 16.0 10.4 26.4
Source: U. S. Census Bureau, Census 2000.
approximately 15.0 percent of the total population and 26.4 percent of all households. The City
has recognized that the elderly have special access and affordability limitations and, therefore,
has identified programs and policies in this document to address those issues.
There are four senior citizen and person with disabilities low- income rental housing project in
the City that contain 183 units of low income tenants. The rents for these units are based on
tenant income.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
2. Physically Handicapped Households
According to the 2000 Census, 19.8 percent of the total population of the City of Red Bluff
lives with a disability, compared to 21.3 percent in Tehama County. There are a total of 2,610
persons considered disabled in the City of Red Bluff and 11,962 in the County in 2000. A
breakdown of age groups with disabilities in the City of Red Bluff is located in Table 25.
TABLE 25
PERSONS WITH DISABLILITIES
AGE & PERCENT OF TOTAL POPULATION
5 to 20 21 to 64
64 AND
ABOVE TOTAL
City of Red Bluff 262- 2.0% 1,467- 11.1% 881- 6.7% 2,610- 19.8%
Tehama County 1,207- 2.2% 6,842- 12.2% 3,913- 7.0% 11,962- 21.3%
Source: U. S. Census Bureau, Census 2000.
With the passage of the Americans with Disabilities Act, new multi- family housing will
contain some units specifically designed for the handicapped. There are four senior citizen and
person with disabilities low- income rental housing project in the City that contain 183 units of
low income tenants. The rents for these units are based on tenant income.
According to Senate Bill 520 ( SB 520), no city, county, city and county, or local governmental
agency shall, in the enactment or administration of ordinances pursuant to this title, prohibit or
discriminate against any residential development or emergency shelter because of the method
of financing or the race, sex, color, religion, ethnicity, national origin, ancestry, lawful
occupation, family status, disability, or age of owners or intended occupants of the residential
development of the emergency shelter.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
3. Large Households
Large households are defined as those containing five or more persons. According to the 2000
Census, 504 households, or 9.9 percent of the total number of occupied households in the City
of Red Bluff contained five or more persons. Table 26 illustrates that this is somewhat lower
than the County ratio of 11.6 percent. Housing needs for large households are usually
associated with overcrowding and affordability. The City has adopted policies and identified
programs to meet the needs of large households, which are discussed in the Housing Program
section of this element.
TABLE 26
LARGE HOUSEHOLDS
HOUSEHOLDS WITH 5 OR MORE
MEMBERS
TOTAL
HOUSEHOLDS OWNER RENTER TOTAL
City of Red
Bluff 5,101 232- 4.5% 272- 5.4% 504- 9.9%
Tehama
County 21,013 1,432- 6.8% 1,009- 4.8% 2,441- 11.6%
Source: U. S. Census Bureau, Census 2000.
FIGURE 9. COMPARISON OF LARGE HOUSEHOLDS AS A PERCENT OF
TOTAL OCCUPIED HOUSING UNITS BY TENURE
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
Total- Occupied Units Owner- Occupied
Units
Renter- Occupied
Units
City of Red Bluff
Tehama County
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
4. Female Head of Households
Of the 5,539 occupied households in the City of Red Bluff, 2,101 ( 39.4 percent) are female-headed
households, and as a subset of the 39.4 percent 751 of those households are headed by
females 65 years or older. A summary of this information is contained in Table 27.
All single parent households and single female householders, in particular, often experience the
full range of housing problems: affordability, since they are often on public assistance;
overcrowding, because they cannot afford units large enough to accommodate their families;
insufficient housing choices; and sometimes, discrimination. The City of Red Bluff recognizes
these problems and has included policies and programs in this document to address
affordability, overcrowding, and discrimination to all segments of the population.
TABLE 27
FEMALE HEAD OF HOUSEHOLDS
FEMALE
HOUSEHOLDERS
PERCENT OF
TOTAL
HOUSEHOLDS
FEMALE
HOUSEHOLDERS
65 YEARS OR
ABOVE
Owner- Occupied
Units 780 15.3 382
Renter- Occupied Units 1,231 24.1 369
TOTAL 2,011 39.4 751
Source: U. S. Census Bureau, Census 2000.
5. Farmworkers
Tehama County is known for its olive and nut crops. The State of California Employment
Development Department ( 1991) estimates farm employment in Tehama County to vary from
a peak of 540 people during the harvest season to a low of 60, with an average annual
employment of 250 workers. Comparably the 1997 Census of Agriculture found significantly
larger numbers for both seasonal and permanent farmworkers in Tehama County. Although
there is a need for both temporary and permanent housing for farmworkers, the City’s limited
staff and resources contribute to the lack of facilities for this need. To meet the housing needs
for farmworkers in the City of Red Bluff funding and participation by outside agencies will be
essential.
The 1997 Census of Agriculture provides information on migrant and permanent farmworkers
by county, but does not breakdown that number to a city level. The State of California defines
seasonal farm laborers as those who are employed fewer that 150 consecutive days by the same
employer. According to the 1997 Census of Agriculture, Tehama County had 753 permanent
farmworkers and 4,234 seasonal farm laborers.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
City zoning regulations do not make a distinction between residential zoned lands that would
facilitate single- family or multi- family housing for farmworkers. Therefore, farmworker
housing is allowed in all residential zones. The City has recently ( March 19, 2004) agreed to
allow a 61 unit multi- family project located at 139 S. Jackson Street, to be used specifically as
housing for farmworkers. The City has also included programs to facilitate the need for
affordable housing for farmworkers ( See Programs HD. 1.2- HD1.3).
6. Homeless Persons and Families
For a variety of economic, social and/ or personal reasons individuals and families either
choose or are forced to be homeless. Their homelessness can be temporary situation or a semi-permanent
way- of- life. Northern California Planning and Research conducted a survey in 2003
to find the number of people who received homeless assistance through the Salvation Army
Food Lockers, Tehama County Welfare, and the Poor And The Homeless shelter ( PATH). The
homeless survey for Tehama County, found 153 homeless living in shelters between November
15 and April 14, however there were no person’s visibility living in the streets. These numbers
only represent the homeless that sought assistance during the winter months at the local shelter.
There are a number of different situations in which people may find themselves being
homeless. Each situation is different, requiring different housing needs. These situations can be
broken down into three basic shelter types, emergency, transitional, and temporary.
Emergency shelters are needed to take care of an individual, or family, which have had a
sudden traumatic event forcing them to become homeless. Battered women and their families
require emergency shelter where they can stay without fear of their batterer. After the
emergency is over, a transitional shelter may be required if the women and her family are
unable to provide for themselves right away. Evicted individuals and/ or families need short-term
housing usually until they can find another residence. Disaster victims housing needs vary
depending on the type of disaster. Destructive events, which completely destroyed their
residence and belongings, may force the victims to live in an emergency shelter until they can
find long- term housing or replace what they have lost. Some disaster victims can return to their
homes after the disastrous event passes but require over- night or short- term emergency shelter.
Emergency shelters are typically motels, hotels, homeless shelters, gymnasiums, churches,
barracks, and other similar facilities. Their use is short- term and typically the accommodations
are sparse.
Transitional shelters are often required for housing individuals or families after their immediate
need for emergency shelter has been satisfied but they are not self- reliant. Transitional housing
programs are often combined with a variety of social services intended to provide job training
and self- reliance. Transitional shelters are typically single- family residences, either detached
homes or apartment houses. Sometimes motels and hotels can serve in this capacity if they are
equipped with kitchens.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
Temporary shelters are needed for the chronic homeless. There is a portion of the homeless
population who are voluntarily homeless. Single male transients require nighttime or poor-weather
shelters or single room occupancy housing. Migrant farm laborers and their families
need short- term low cost housing which is available during a variety of different months each
year. Deinstitutionalized mental patients require medical as well single room occupancy units.
Teenage runaways need temporary shelter and other social services. Illegal immigrants may
require short- term individual or family shelter.
The Tehama Welfare Department Homeless Assistance program provides those eligible for
Aid for families with Dependent Children ( AFDC) assistance which constitutes $ 30 per day for
four weeks for emergency housing needs. Families are only eligible for this assistance once in
a two- year period. In addition, the Tehama County Welfare Department will provide the last
month’s rent and security deposit on an apartment.
The Red Bluff Planning Commission, on August 14, 2001, found that a Permanent Homeless
Shelter, housing not more than 40 persons, is similar to other uses permitted in C- 3 ( General
Commercial), M- 1 ( Light Industrial, and M- 2 ( General Industrial) Zoning Districts with a Use
Permit. Also, Temporary ( 30 day) emergency shelters are allowed in C- 1 ( Neighborhood
Commercial), C- 2 ( Central Business), and C- 3 ( General Commercial) Zoning Districts with an
Administrative Use Permit ( AUP). An AUP can be approved by the Planning Director per
Article XIII of the City's Zoning Code. Prior to obtaining approval to establish a permanent
homeless shelter, a local organization did rotate temporary shelter locations, within churches,
at various locations in the community during the colder months of the year.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
RESOURCE INVENTORY
A. Land Inventory
In addressing the estimated housing needs identified in the Housing Needs Assessment section
of this element, State Law, Government Code Section 65583( c)( 1), requires that this element
contain an inventory of land suitable for residential development, including vacant sites and
sites having potential for redevelopment. This inventory must identify adequate sites which
will be made available through appropriate zoning and development standards and with public
services and facilities needed to facilitate and encourage the development of a variety of
housing types for households of all income levels. Accordingly, in preparing this updated
element, all vacant residentially zoned parcels within the City were inventoried ( See Table 28
and Figure 10).
As can be seen in Table 28, approximately 6,706 additional housing units could be constructed
on the available sites. The following approximations for the distribution of the additional
6,706 housing units were created by taking 75 percent of the maximum allowable build- out, as
determined by lot size, location, and existing zoning. Of these units, 3,546 could be affordable
to moderate income households and 1,762 could be affordable to lower income households.
The balance, or 1,398 units, would be affordable for above moderate income households.
These allocations of very low, low, moderate, and above moderate housing units are
approximations and may change once developed. Without knowing the actual housing
assistance programs that will be utilized and/ or the levels of funding that will be available, it is
impossible to predict what the split of potential lower income units may be between the low
and very low income categories.
Many of the larger vacant lots identified in Table 28 and shown on Figure 10, which are zoned
for residential use, are located in the northern and southern portions of the City and may lack
the appropriate infrastructure to be developed during the current planning period. More
importantly the areas in the southern and northern portions of the City may have physical or
environmental constraints that would limit their build- out potential. The vacant parcels located
in the northern portion of Red Bluff may be limited by the slope of the existing area. The
vacant parcels located in the southern portion of the City may be impacted by creeks or
streams, riparian habitats, and floodways. To mitigate the impact that these constraints may
have on the potential for the vacant sites identified in Table 28 and Figure 10 to be built- out,
each site was allocated only 75 percent of the maximum potential units per acre. The Land
Use Element of the General Plan includes policies and programs to address environmental
constraints to residential development and will be referred to with each individual development
application.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
TABLE 28
INVENTORY OF SITES SUITABLE FOR RESIDENTIAL DEVELOPMENT( 1)
POTENTIAL UNITS( 3)( 4)
PARCEL
NUMBER
ACRES ZONING( 2)
VERY
LOW/ LOW MODERATE
ABOVE
MODERATE TOTAL
027- 400- 11- 1 0.40 R- 1 1 1
027- 400- 01- 1 1.77 R- 1 6 6
027- 410- 10- 1 5.00 R- 1 7 11 18
029- 080- 01- 1 4.36 R- 1 6 9 15
029- 050- 11- 1 1.78 R- 1 6 6
029- 080- 02- 1 7.00 R- 1 10 16 26
029- 133- 01- 1 0.51 R- 1 1 1
029- 080- 07- 1 0.42 R- 1 1 1
029- 132- 01- 1 0.85 R- 1 3 3
029- 131- 08- 1 0.92 R- 1 3 3
029- 131- 12- 1 0.81 R- 1 3 3
029- 131- 14- 1 0.63 R- 1 2 2
029- 131- 13- 1 0.88 R- 1 3 3
029- 131- 02- 1 0.88 R- 1 3 3
029- 385- 30- 1 0.40 R- 1 1 1
029- 193- 04- 1 0.27 R- 3 3 3
029- 223- 07- 1 0.18 R- 3 1 1
024- 040- 73- 1 11.15 R- 1 16 25 41
024- 040- 57- 1 10.00 R- 1 14 23 37
029- 100- 46- 1 5.38 R- 1 7 12 19
024- 330- 20- 1 10.00 R- 1 14 23 37
029- 100- 55- 1 7.29 R- 1 10 17 27
029- 111- 14- 1 1.54 R- 1 5 5
029- 100- 15- 1 0.40 R- 1 1 1
029- 270- 33- 1 18.76 R- 1 27 42 69
029- 270- 32- 1 24.47 R- 1 36 55 91
029- 270- 09- 1 1.84 R- 1 6 6
031- 102- 04- 1 1.75 R- 1 6 6
031- 080- 19- 1 1.23 R- 4 18 18
031- 160- 54- 1 0.14 R- 3 1 1
031- 210- 50- 1 2.77 R- 1 9 9
031- 210- 52- 1 1.98 R- 1 6 6
031- 210- 53- 1 2.37 R- 1 8 8
033- 230- 53- 76 0.46 R- 2 3 3
033- 230- 61- A 0.76 R- 2 5 5
033- 230- 82- 1 2.85 R- 4 42 42
035- 020- 22- 1 2.75 R- 2 20 20
035- 020- 39- 1 59.40 R- 3 401 267 668
035- 020- 75- 1 5.43 R- 2 40 40
035- 020- 78- 1 33.69 R- 2 252 252
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
035- 020- 58- 1 138.40 R- 2 1,038 1,038
035- 020- 30- 1 0.77 R- 1 2 2
033- 130- 15- 1 3.72 R- 1 5 8 13
033- 130- 14- 1 5.00 R- 3 34 22 56
033- 130- 13- 1 5.00 R- 3 34 22 56
041- 240- 54- 1 0.91 R- 1 3 3
041- 190- 72- 1 0.16 R- 3 1 1
041- 040- 28- 1 21.49 R- 4 193 128 321
041- 200- 38- 1 1.83 R- 1 6 6
041- 200- 39- 1 2.19 R- 1 7 7
041- 200- 40- 1 1.92 R- 1 6 6
029- 080- 12- 1 7.06 R- 1 10 16 26
029- 100- 08- 1 2.49 R- 1 9 9
027- 140- 06- 1 7.92 R- 1 11 18 29
029- 320- 02- 1 5.00 R- 1 7 11 18
029- 320- 04- 3 20.00 R- 1 30 45 75
031- 220- 17- 1 3.70 R- 1 5 8 13
031- 220- 15- 1 1.68 R- 1 6 6
035- 020- 63- 1 3.64 R- 2 27 27
035- 020- 77- 1 6.31 R- 2 47 47
035- 070- 16- 1 10.42 R- 1 15 24 39
035- 020- 45- 1 47.15 R- 1 70 106 176
039- 310- 83 3.50 R- 1 4 8 12
039- 310- 82 5.50 R- 1 8 12 20
041- 240- 04 0.45 R- 1 1 1
041- 190- 11 0.41 R- 1 1 1
041- 033- 09- 43 0.21 R- 4 3 3
041- 031- 30- B 0.36 R- 4 5 5
041- 190- 87 0.97 R- 3 10 10
022- 440- 14- 1 49.11 R- 1 73 110 183
022- 440- 16 48.85 R- 4 440 292 732
029- 100- 47 14.03 R- 1 20 32 52
033- 130- 06 2.67 R- 3 18 12 30
033- 170- 21 0.32 R- 3 3 3
031- 210- 20 5.00 R- 1 7 11 18
031- 210- 49 2.88 R- 2 21 21
033- 230- 62- B 0.77 R- 2 5 5
033- 250- 09- 56 1.00 R- 4 15 15
033- 250- 10- 57 1.00 R- 4 15 15
031- 080- 22 1.66 R- 4 24 24
035- 070- 70 15.07 R- 1 22 34 56
027- 410- 08 42.85 R- 1 64 96 160
027- 410- 31 61.92 R- 1 92 139 231
027- 410- 30 7.38 R- 1 10 17 27
027- 410- 12 34.10 R- 1 50 77 127
027- 410- 13 8.05 R- 1 12 18 30
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027- 410- 38 1.38 R- 1 4 4
027- 410- 15 1.77 R- 1 6 6
027- 410- 35 8.28 R- 1 12 18 30
027- 410- 32 5.10 R- 1 7 11 18
027- 040- 01 48.84 R- 1 73 110 183
027- 020- 05 30.85 R- 2 231 231
022- 440- 14- 2 44.32 R- 4 399 265 664
022- 440- 14- 3 15.72 R- 1 23 35 58
027- 020- 01 21.01 R- 1 31 47 78
031- 101- 03- 6 0.45 R- 1 1 1
031- 101- 03- 11 0.50 R- 1 1 1
031- 101- 03- 7 0.50 R- 1 1 1
031- 102- 05- 16 2.01 R- 1 7 7
031- 080- 16- 9 0.75 R- 4 11 11
033- 230- 32- 71 0.79 R- 2 5 5
033- 230- 38- 33 0.88 R- 4 12 12
033- 230- 38- 31 0.85 R- 4 12 12
033- 230- 38- 30 0.94 R- 4 13 13
033- 230- 38- 29 0.88 R- 4 12 12
033- 230- 38- 28 1.05 R- 4 15 15
033- 230- 38- 11 0.60 R- 4 9 9
033- 230- 38- 32 0.88 R- 4 12 12
033- 230- 38- 7 0.89 R- 4 12 12
033- 230- 27 0.63 R- 4 9 9
033- 230- 50- 1 1.91 R- 1 6 6
033- 230- 51- 1 2.39 R- 1 8 8
035- 020- 35 2.36 R- 2 17 17
041- 031- 29- A 0.33 R- 4 4 4
041- 240- 17 1.16 R- 1 5 5
TOTALS 1,036.31 n/ a 1,762 3,546 1,398 6,706
Source: CSU, Chico GIC, City of Red Bluff GIS, Tehama County Assessor Data, NCPR Land Inventory 2003.
( 1) All of the sites included in this table were available for development as of December 2003.
( 2) Maximum building coverage allowed as a percent of total lot area, by zoning district, is as follows:
R- 1: 45% R- 2: 50% R- 3: 60% R- 4: 65%
( 3) Potential units are based on lot area multiplied by maximum allowed units per acre under existing
zoning ( for the total units possible all fractions were rounded down). The potential units were than
reduced by 25 percent of the maximum allowable units per acre, to compensate for potential
constraints to the development of the identified sites, such as wetlands, creeks or rivers, and slope in
an effort to achieve a more realistic build- out capacity.
( 4) The methodology for the allocation of very low/ low, moderate, and above moderate units is as
follows:
• Units for R- 1 zoned parcels, with a minimum of 10 potential units, were broken down between
moderate and above moderate with 40 percent of the maximum allocated units to the moderate
income category and the remaining 60 percent were allocated to the above moderate income group
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
( all fractions were rounded up into the above moderate category). R- 1 zoned parcels with less
than 10 potential units were allocated to the above moderate income group.
• Units for R- 2 zoned parcels were allocated to the moderate income category.
• Units for R- 3 zoned parcels, with a minimum of 25 potential units, were broken down between the
very low/ low and the moderate income categories with 60 percent of the maximum allocated units
to the very low/ low category and the remaining 40 percent allocated to the moderate income group
( all fractions were rounded up and allocated into the very low/ low category). R- 3 zoned parcels
with less than 25 potential units were allocated to the moderate income group.
• Units for R- 4 zoned parcels, with a minimum of 50 potential units, were broken down the same as
R- 3 zoned parcels ( all fractions were rounded up and allocated into the very low/ low category).
R- 4 zoned parcels with less than 50 potential units were allocated to the very low/ low income
group.
Actual development figures have been used for those sites that are currently being developed
or for which development plans have been approved. For the remaining sites, the number of
potential units is 75 percent of the maximum number that could be constructed if each site was
built- out in accordance with existing zoning.
Last amended on 8/ 19/ 02, the Dutra Bill, AB 2292 prohibits a locality from reducing the
density of a parcel below the density used to determine compliance with the Housing Element,
unless the locality makes written findings, supported by substantial evidence, that the reduction
is consistent with the Housing Element; AB 2292 also requires a court to award attorney fees
to a plaintiff- developer if the court finds that the locality violated those provisions.
The current zoning for potential housing sites will allow for the development of a full range of
housing types, including single- family homes and condominiums, apartments, manufactured
housing, subdivisions, and transitional housing. The development standards that apply to the
City's various residential zones are reasonable and will not inhibit the production of lower
income housing. As indicated in the Constraints section of this element, adequate public
services and facilities are either available at all potential housing sites or improvements are
planned to ensure their adequacy as these sites are developed.
As stated above, it should be pointed out that the sites identified in Table 28, many of the
larger vacant lots, zoned for residential uses, are located in the northern and southern portions
of the City and may lack the appropriate infrastructure or have environmental constraints that
may limit their ability to be developed during the current planning period. As noted on the
previous pages of this Land Inventory, the calculations projecting additional housing units at
build- out includes a 25% reduction of maximum potential units per acre. This reduction is
applied to factor in the effects of environmental as well a physical constraints. To address
environmental constraints that could affect development of housing units, policies and
programs in the Land Use Element of the General Plan and the provisions of the California
Environmental Quality Act will be applied to each individual development application.
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2003- 2008 Housing Element of the Red Bluff General Plan 9/ 7/ 04
Due to the availability of vacant, residentially zoned property it is unnecessary for the City to
consider the rezoning of vacant non- residentially zoned land or the redevelopment of
properties in order to generate adequate sites for new housing development. The sites identified
in Table 28 can support housing development in excess of the estimated needs, by income
category, through 2008. Therefore, it can be conclusively stated that the City has adequate
appropriately zoned sites, with supporting public services and facilities, to accommodate its
housing needs over the current planning period ( 2001- 08) as estimated by the 2001 through
2008 HCD Regional Housing Needs Allocation Plan.
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FIGURE 10. CITY OF RED BLUFF VACANT RESIDENTIAL PARCELS
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B. Funding Availability
Approximately 19.4 percent of the employed population in the City of Red Bluff is below the
poverty level and in need of affordable housing. The City has been committed to providing
new housing and maintaining and preserving existing housing for all residents of the City.
Through this commitment, the City has availed itself of some available Federal, State, and
local programs, the results of which are discussed in other sections of this housing element.
The following data is a listing of available programs, which can be considered potential
resources for the City.
1. Rehabilitation
a. Local Rehabilitation Program
The City of Red Bluff has a Local Rehabilitation Program which offers affordable home repair
loans to low income families. The City will lend qualifying owner- occupants and owner-investors
up to $ 40,000 to eligible participants. Eligible repairs include, but are not limited to:
correcting plumbing and electrical problems; repairing roof deficiencies; adding
bedrooms/ bathrooms to eliminate overcrowding; replacing old windows and doors; replacing
inefficient water heaters and refrigerators; converting to gas dryers, ovens, furnaces, and air
conditioning appliances; repairing siding and sheetrock; replacing worn flooring, cabinets,
interior doors, and gutters; repairing foundations; and adding handicapped ramps, and walk-in/
roll- in showers.
Priority is given to repairs addressing health and safety issues. Money is available on a first-come,
first- serve basis. For information on the City of Red Bluff’s Housing Repair Program
contact the loan administration office at 1- 800- 722- 3436.
b. State CDBG Program
The City was awarded $ 500,000 in the years 1991 and 2000 and has been diligently using
those funds for some of the following:
• General Rehabilitation Programs
• Emergency Repair
• Blighted Property Acquisition and Rehabilitation Fund
c. Other State Programs
• California Housing Rehabilitation Program - Owner Occupied ( CHRP- O)
• California Housing Rehabilitation Program - Rental Units ( CHRP- RU)
• CalHome Program
• California Indian Assistance program ( CIAP)
• California Self- Help Housing Program ( CSHHP)
• Child Care Facilities Finance Program ( CCFFP)
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• Code Enforcement Incentive Program
• Community Code Enforcement Pilot Program
• Downtown Rebound Capital Improvement Program
• Emergency Housing Assistance Program ( EHAP)
• Federal Emergency Shelter Grant Program ( FESG)
• HOME Investment Partnerships Program ( HOME)
• Joe Serna, Jr. Farmworker Housing Grant Program ( JSJFWHG)
• Mobilehome Park Resident Ownership Program ( MPROP)
• Multifamily Housing Program ( MHP)
• Office of Migrant Services ( OMS)
• Predevelopment Loan Program ( PDLP)
• State CDBG Program Enterprise Fund
d. Federal Programs
• Special User Housing Rehabilitation Program for elderly and handicapped
• Section 8 Moderate Rehabilitation
• HOME Program
• Section 312 Loan Program ( HUD)
• Federal Emergency Shelter Grant Program ( FESG)
2. New Construction
There are several loan and grant programs that apply to both new construction, as well as
rehabilitation in the State of California. However, Federal funding for new construction is
limited to the Farmers Home Administration 502 Single Family Home Program, and the RHS
515 Rural Rental Housing Program.
a. Local Programs
• Density Bonus
• Inclusionary Zoning
b. State Programs
• CalHome Program
• California Indian Assistance Program ( CIAP)
• California Self- Help Housing Program ( CSHHP)
• Child Care Facilities Finance Program ( CCFFP)
• Downtown Rebound Capital Improvement Program
• Emergency Housing Assistance Program ( EHAP)
• Federal emergency Shelter Grant Program ( FESG)
• Jobs- Housing Balance Incentive Grants
• Joe Serna Jr. Farmworker Housing Grant program ( JSJFWHG)
• Mobilehome Park Resident Ownership Program ( MPROP)
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• Multifamily Housing Program ( MHP)
• Office of Migrant Services ( OMS)
• Predevelopment Loan Program ( PDLP)
c. Federal Programs
• RHS Section 502 for very low and low- income home buyers
• RHS Section 515 Rural Rental Housing Program for very low and low- income
renters
• RHS Section 523 and 524 Multi Self- Help Technical Assistance Grants
• RHS Section 538 for very low- to moderate- income households; or elderly,
handicapped, or disabled persons with income not in excess of 115 percent of the
median income of the surrounding area.
• RHS Section 533 Housing Preservation Grant Program
• HUD Section 202 for elderly and handicapped
• HUD Section I 06( b) - Seed Money Loans, generally offered in connection with
Section 202 loans
3. Rental Assistance
a. State Programs
• Senior Citizen Shared Housing Program
• Home Investment Partnerships Program ( HOME)
• Housing Assistance Program ( HAP)
b. Federal Programs
• Section 8 Certificates and Vouchers
• RHS Section 515 Rural Rental Housing Program
• RHS Section 538 Rural Rental Housing Guaranteed Loan Program
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VI. HOUSING CONSTRAINTS
The ability of the private and public sectors to provide adequate housing to meet the needs of
all economic segments of the community can be constrained by various interrelated factors.
For ease of discussion, these factors have been divided into two categories: non- governmental
constraints and governmental constraints. The extent to which these constraints are affecting
the supply and affordability of housing in the City of Red Bluff is discussed below.
A. Non- Governmental Constraints
Non- governmental constraints on the provision of housing include the availability of land, the
price of land and the cost of construction. These and other constraints are discussed below.
1. Land Availability/ Environmental Constraints
Approximately 130 miles north of the City of Sacramento, the City of Red Bluff is situated at
the north end of the Sacramento Valley ( See Figure 11). One of three incorporated cities in
Tehama County, the City of Red Bluff has a population of just over 13,000 people.
FIGURE 11. LOCATION MAP
The City of Red Bluff is
located in the northern end
of the Sacramento River
Valley of California. The
city has developed on a
relatively level series of
terraces on both sides of
the Sacramento River at a
general elevation of 300-
360 feet above sea level.
Red Bluff is surrounded by
mountains on three sides,
with the Coast Ranges
roughly 30 miles to the
west, the Sierra Nevada
about 40 miles to the east,
and the Cascade system
about 45 miles to the
Source: U. S. Bureau of Census, Tiger Map Server, 1998.
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northeast and north. The general topography of the Red Bluff area is one of rolling hills which
have been dissected locally by steams flowing from the adjacent highlands as tributaries to the
Sacramento River.
Active earthquake faults can be found throughout California; however the City of Red Bluff is
located in an area that is considered to be relatively free of seismic hazards. The most
significant seismic activity that can be anticipated in the Red Bluff area is ground shaking
generated by seismic events on distant faults. The closest of which is the Elder Creek Fault,
which lies 21 miles to the southwest. There is no evidence of a “ potentially active fault,”
located in the Red Bluff area, which could result in significant damage to the City of Red
Bluff.
Noise exposure at the available housing sites in the City can be considered a potential
constraint to the development of residential housing. There is an active, municipal airport in
the vicinity of the City; however the traffic patterns of the airport are aimed to avoid flying
over the city limits. Also extending through the middle of the City is Interstate 5 which is a
major source of ambient noise. Trains are another major source of ambient noise that may act
as a constraint to housing development in the City of Red Bluff.
Undeveloped, residentially zoned land that is available within the City of Red Bluff will more
than adequately meet local housing needs over the next five years. The majority of these sites
are not infill sites, however are located in areas of the City that have access to adequate
infrastructure to meet the need of new residential development. Also, there are many large
residentially zoned parcels in the northern and southern portions of the City that, with the
installation of the proper infrastructure, will be able to support the projected population of the
City for many years to come. With an abundance of available land and a lack of environmental
constraints, land availability is not a constraint to the development of housing in the City of
Red Bluff.
2. Financing Availability
One of the most significant components to overall housing cost is the cost of financing. After
decades of slight fluctuations in the prime rate, the 1980s saw a rise in interest rates, which
peaked at approximately 18.8 percent in 1982. However, as the decade drew to a close and the
Nation’s economy weakened, the prevailing interest rate was around 10 percent. By mid 1993,
the interest rate was lowered to approximately 6.8 percent. In an effort to stimulate the
economy, interest rates in California have continued to fall. In 2003, the interest rate for a 30
year home loan in the State of California was 5.62 percent.
As a potential constraint on the maintenance, improvement and development of housing within
the City of Red Bluff, the availability and cost of financing to local residents and/ or developers
was investigated. Representatives from local lending institutions were contacted regarding the
competitiveness of interest rates in the City of Red Bluff with those in the surrounding region,
with an emphasis on their efforts to meet the credit needs of the local community as required
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by the Community Reinvestment Act. Based on this brief survey, financing is available to all
economic segments of the community and at interest rates that are not significantly different
than in surrounding areas.
The availability of financing to all income groups within the community, at competitive
interest rates, is not a constraint.
3. Land Cost
In the early 1980’ s, the average cost of developable land in California was nearly $ 190,000 per
acre, compared to $ 55,000 per acre for the remainder of the country. According to a survey of
local real estate companies the average land cost for a single- family home in the City of Red
Bluff in 2003 is approximately $ 20,000 to $ 50,000 per lot or an average of $ 35,000 depending
on the location of that site. This average figure is approximately 21.9 percent of the average
total cost of construction of a new single- family tract home, which cost between $ 140,000 and
$ 180,000, or an average of $ 160,000. The real estate agents interviewed indicated that this
average was just a range and the typical single family tract home in the City of Red Bluff were
sold at the higher end of the range. It should also be noted that due to inflation and less access
to developable “ infill” land within the City, the cost of raw developable land in Red Bluff has
increased over the last several years.
The figures from the survey indicate that the costs for raw land in Red Bluff are relatively low
when compared to the average statewide figures. Yet the majority of real estate agents
interviewed indicated a significant increase in housing prices in the City of Red Bluff over the
last few years. With the weak economy and sufficient land to meet the projected housing
needs, the cost of raw land is not a constraint in the City of Red Bluff.
4. Development Costs
Construction costs vary widely depending on the type, size, location, and amenities of the
development. According to the Construction Industry Research Board, construction “ hard
costs” for a typical single- family residential buildings range from approximately $ 60 to $ 95 per
square foot; however construction costs can run as high as $ 200 per square foot on lots with
environmental constraints or located on steep slopes. Multi- family residences such as
apartments can generally be constructed for slightly less than single- family housing units.
5. Vacancy Rates
The minimum desirable vacancy rate in a community is considered to be between five and
eight percent. When the vacancy rate falls below this level, as the demand for housing exceeds
the available supply, perspective renters and buyers typically experience an increase in the cost
of housing.
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The 2000 Census placed the overall housing vacancy rate in the City of Red Bluff at 7.9
percent. This is just within the range of desired minimum vacancy rates. Therefore, vacancy
rates are not considered to be a market constraint on the supply of housing in the City of Red
Bluff; however any slight increase in the vacancy rate in the City of Red Bluff will put the city
out of the safe range and may be a constraint to residential development.
B. Governmental Constraints
Potential constraints on the provision of housing, which could be attributed to governmental
actions, include land use controls, building codes, permit fees, review procedures, and funding
limitations. Each potential constraint and its effect on housing are discussed below.
1. Land Use Controls
The Land Use Element of the Red Bluff General Plan sets forth the City's policies for guiding
local development. These policies, together with existing zoning, establish the amount and
distribution of land to be allocated for various uses throughout the City. Residential
development in Red Bluff is permitted in accordance with the Zoning Ordinance, under the
land use districts shown in Table 29.
TABLE 29
LAND USE DISTRICTS AND DENSITIES
GROSS ALLOWABLE DENSITY
LAND USE DISTRICT
MAXIMUM
BUILDING
COVERAGE
UNITS PER
ACRE
Rural Residential Estate ( RE) 40% 3
Low Density Residential ( R- 1) 45% 5
Medium Density Residential ( R- 2) 50% 10
High Density Residential ( R- 3) 60% 15
High Density Residential ( R- 4) 65% 20
Historical Residential ( HR) 60% 20
Source: City of Red Bluff Zoning Code, 2001.
Housing supply and cost are greatly affected by the amount of land designated for residential
use and the density at which development is permitted. Residential land use categories and
their consistent zoning designations are described in the Land Use Element including Rural
Residential Estate ( RE); Low Density Residential ( R- 1); Medium Density Residential ( R- 2);
High Density Residential ( R- 3/ 4); and Historical Residential ( HR).
The Planning Commission may allocate “ density bonuses” for the development of affordable
housing. Theses bonuses are specified in Chapter 4.3 of State Planning, Zoning, and
Developmental Law beginning with Section 65915.5 of the California Government Code.
Density bonuses can be used to off- set standards that may reduce residential density potential
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on a development site. The Planning Commission may a