Chapter One: Introduction
Purpose of the Element
In response to California’s critical housing needs, the legislature enacted housing element law
with the goal of providing adequate, safe and affordable housing for every Californian. The
attainment of housing for all requires the cooperation of local and State governments.
Housing element law requires local governments to adequately plan to meet their existing and
projected housing needs including their share of the regional housing need. Housing element
law is the State’s primary market-based strategy to increase housing supply. The law recognizes
the most critical decisions regarding housing development occur at the local level within the
context of the general plan. In order for the private sector to adequately address housing needs
and demand, local governments must adopt land-use plans and regulatory schemes that provide
opportunities for, and do not unduly constrain, housing development for all income groups.
Unlike the other mandatory elements of the general plan, the housing element is subject to
detailed statutory requirements regarding its content and must be updated every five years. The
housing element is also subject to mandatory review by a State agency. This reflects the
statutory recognition that the availability of housing is a matter of statewide importance and that
cooperation between all levels of government and the private sector is critical to attainment of
the State’s housing goals.
General County Characteristics
Trinity County, one of the original 27 counties created in 1850 by the State Legislature,
includes an area of 2,051,988 acres in northwestern California. It is bounded on the north by
Siskiyou County, on the east by Shasta and Tehama Counties, on the South by Mendocino
County, and on the west by Humboldt County. About 76 percent of the land area is within the
Shasta-Trinity, Six Rivers and Mendocino National Forests and in four wilderness areas known
as the Yolla Bolly-Middle Eel Reserve, the Trinity Alps, Chanchellula and North Fork
Wildernesses. Another 14 percent is zoned for timber use or held in agriculture landconservation contracts. It is a land of great scenic beauty, with many rugged peaks, wooded
mountains and swift streams. The Coast Range Mountains in the southwest area occupy about a
fourth of the county and the Klamath Mountains encompass the remainder.
The principal rivers in Trinity County are the main stem of the Trinity River, the South Fork of
the Trinity, the New, the Mad, the Van Duzen and the Eel Rivers, all of which flow
northwestward in roughly parallel courses. The Coast Ranges are not as high as the Klamath
Mountains, but they are also rugged and there are few valleys of any considerable width.
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Trinity County General Plan
The headwaters of the Trinity River are located in the northeastern part of the county at an
elevation of 6200 feet, in what is known as the southern Siskiyou Mountains. The river has
been dammed in two points at Lewiston, creating Trinity and Lewiston Lakes. From the dams,
it continues its course in roughly a northwesterly direction, joining the Klamath River at
Weitchepec in Humboldt County. The Trinity and other rivers have been designated National
Wild and Scenic Rivers by the Department of Interior.
The climate of Trinity County is typical of a mountainous region with altitudes ranging from
553 feet to 9,038 feet. The annual precipitation ranges from 30 to 80 inches, and the snowfall is
heavy in the higher altitudes. The Weaverville weather station, at an altitude of 2,047 feet, has
an average annual precipitation of 35.84 inches, and the temperature varies from a monthly
average of 37.2 degrees in January to an average of 71.3 degrees in July. The average annual
temperature is 53.2 degrees, but extremes vary from 3 degrees below zero to a maximum of 113
degrees.
The county is dominated by two distinct geomorphic provinces: the Klamath Mountains and
the Coast Ranges. The Klamath Mountain province, which covers roughly the upper two thirds
(northeastern) of the county's land area, is characterized by flat-topped ridges and glaciated
peaks. The regional drainages are westward in direction. The southwestern portion of the
county lies within the Coast Ranges province, with drainages trending northwestward. The
South Fork Mountain ridge marks the division between the two geomorphic provinces.
Runoff in the major basins varies widely. The Eel River basin yields roughly twice as much
(8,080,000) acre feet as the Trinity River basin. The pattern of runoff in all basins closely
follows the seasonal distribution of precipitation, which reaches a peak in January or February.
Snow is a large percentage of precipitation in the Trinity Alps portion of the Trinity River
basin, which delays peak surface runoff until April or May. The steep slopes of the county's
mountainous terrain produce swift moving rivers and streams.
The principal industries of the county are tourism and timber. Lewiston, Ruth and Trinity
Lakes provide excellent water recreational opportunities, including fishing, boating and
camping. The Trinity Alps and Yolla Bolly-Middle Eel Wildernesses afford accessible hiking
and camping experiences. The ubiquitous streams and rivers offer the recreationists numerous
vacation opportunities and add immense aesthetic value to the county.
Trinity County is the sixth largest timber producer in the state, with substantial acreage in both
National Forest and private holdings. Currently, there is one operating mill in the county. The
timber and tourism industry are major contributors to the local economy. It can be said that
Trinity County has an overall economy that is heavily resource-dependent.
Public Participation
Government Code Section 65583(c) requires local governments to “make a diligent effort to
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achieve public participation of all economic segments of the community in the development of
the housing element, and the element shall describe this effort.”
This Housing Element revision meets public participation requirements with the following
actions:
 Special advertising and outreach measures were used by publishing display ads in the
Trinity Journal, and by posting fliers on bulletin boards in various communities throughout
the county, and by sending fliers directly to special interest groups.
 The draft Housing Element was circulated to housing interest groups, including the
Roderick Senior Center, the Golden Age Center, Human Response Network and
CalWORKS.
 Community meetings were held in Big Bar, Big Flat, Douglas City, Hayfork, Hyampom,
Junction city, Lewiston, Mad River, Salyer, Trinity Center, Trinity Pines, Weaverville and
Zenia to provide information to the public on the availability of grant and loan funds
available to low income population for housing,
 A public workshop was conducted before the Planning Commission.
 Public Hearings were held before the Planning Commission and Board of Supervisors.
Consistency with the General Plan
Government Code Section 65300 requires each county or city to adopt a comprehensive, longterm general plan for its physical development. Section 65302 states: "The general plan shall
consist of a statement of development policies and shall include a diagram or diagrams and text
setting forth objectives, principles, standards, and plan proposals." Section 65302 also
enumerates seven elements which every general plan must include: land, circulation, housing,
conservation, open-space, noise and safety.
As early as 1979 the Court recognized that the consistency requirement transformed the general
plan from just an interesting study to the basic land use charter governing the direction of future
land use in the local jurisdiction. The Court stated: "As a result, general plans now embody
fundamental land-use decisions that guide the future growth and development of cities and
counties" (City of Santa Ana v. City of Garden Grove).
In 1985, the Court noticed that the general plan has been identified as being atop the hierarchy
of local government law regulating land use and has been analogized to a constitution for all
future developments (Concerned Citizens of Calaveras County v. Board of Supervisors).
In enacting Government Code, Article 10.6 (Housing Elements), detailing requirements for the
mandatory housing element, the Legislature declared the availability of housing is a matter of
"vital statewide importance" and "the early attainment of decent housing and suitable living
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Trinity County General Plan
environment for every California family is a priority of the highest order." To attain the state
housing goal, the Legislature found, requires "cooperative participation" between government
and the private sector, cooperation among all levels of government, and use of state and local
government power" to facilitate the improvement and development of housing" for "all
economic segments of the community." The Legislature recognized each local government in
adopting a housing element must also consider economic, environmental and fiscal factors as
well as community goals set forth in the general plan.
Trinity County's 2009 housing element update meets the specific requirements of Government
Code Article 10.6 and the intent of the Department of Housing and Community Development
guidelines. It also meets the requirement of internal consistency.
The Housing Element goals, policies, objectives and programs are consistent with and
complement the land use and transportation goals, policies, objectives and programs.
Specifically, the land use element provides for more than enough land for future housing needs
and quantifies this fact. It goes on to identify that if a deficiency exists it is that adequate
services and infrastructure may not be available in the right locations. Both the Housing
Element and the General Plan identify the need to expand housing in areas that already have
services and infrastructure and to seek ways and means to expand infrastructure in existing
communities, consistent with local community plans.
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Trinity County General Plan
Chapter Two: Housing Needs
Population
Population Growth Trends
Trinity County is composed of several small communities, with no incorporated cities. The
majority of the county's population is concentrated in and around the communities of
Weaverville, Hayfork and Lewiston. These three communities are Census Designated Places
(CDPs). Lesser concentrations of people occur in Douglas City, Junction City and Trinity
Center. The rest of the population is dispersed throughout smaller communities, which include
Salyer, Hawkins Bar, Burnt Ranch, Big Bar, Del Loma, Big Flat, Coffee Creek, Hyampom,
Wildwood, Mad River, Ruth, Zenia and Kettenpom.
According to the U.S. Census, Lewiston and Weaverville have experienced consistent gradual
growth over the last three decades. Hayfork, on the other hand, saw a dramatic decrease in
population between 1990 and 2000. This decrease in population was mainly due to the
hardships felt by the timber industry. A large lumber mill located in Hayfork, one of only two
such mills left in the county, closed down and moved their operations to Placer County.
Without the mill, many of the ex-mill employees left the area, taking their families with them.
The county population as a whole, between the 1990 and 2000 census decreased slightly.
However, between the years 2000 and 2005, the county's population increased by 867 persons
according to the California Department of Finance's E-6 report. This information is based on
housing activity. This is possibly due to an increase of retired persons moving to the county
and/or building vacation homes, and those nearing retirement making the move from the cities.
The increase experienced between 2000 and 2005 has leveled off with an average annual
change of less than 1% for the period of 2000 to 2008. The recent change is likely due to the
inability of retiree to sell their existing home in order to move.
Table II-1: Population Growth Trends (1970 - 2008) – Trinity County
Average Annual Change
Year
Population
Numerical
Number
Percent
Change
1980
11,858
4,243
424
5.6%
1990
13,063
1,205
121
1.0%
2000
13,022
-41
-4
0.0%
2005
13,889
867
174
1.3%
Current
13,898
9
3
0.0%
Source: Census Bureau (2000 Census, SF3: P1) and (1990 Census, STF3: P1), DOF (Report E-6)
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Trinity County General Plan
Population Trends – Neighboring Jurisdictions
Population trends in the neighboring Counties have shown greater increases than experienced in
Trinity County during the same period. There are many factors that account for the difference in
growth rates. Greater access to shopping, more temperate climates and moderate terrain are
issues the influence the retirement community that has accounted for most of the recent growth
in Trinity County. The remote nature of the County and the lack of access to rail, larger truck
routes and broadband are limiting factors to industrial and other commercial growth. These
limits affect access to the employment necessary for growth in the number of younger families.
These factors account for much of the difference in population trends with neighboring
Counties
Table II-2: Population Trends in Neighboring Jurisdictions
Population Change (1990-2000)
Jurisdiction Name
1990
2000
Number
Percent
Shasta County
147036
163257
16220
11%
Humboldt County
119118
126518
7400
6.2%
Siskiyou County
43531
44301
770
1.8%
Tehama County
49625
56039
6414
12.9%
Mendocino County
80345
86265
5920
7.4%
Population by Age
The changes in Trinity County demographics provide the evidence that the population is
gradually changing to primarily a retirement community. The population percentages for ages
below 45 have decreased while the percentages have increased for those over 45 years of age.
Again, the lack of employment limits the ability for younger families to make their home in
Trinity County. Schools in the county are also reporting declines in the number of students
providing other evidence of the aging of Trinity County’s population. Table II-3 on the
following page shows the number and percentage for this change in population by age.
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Trinity County General Plan
Table II-3: Population by Age
Age
Group
1990
2000
Number
Percent
Number
Percent
0-9 years
1894
14%
1375
11%
10-19 years
1810
14%
1859
14%
20-24 years
496
4%
403
3%
25-34 years
1662
13%
1026
8%
35-44 years
2341
18%
1934
15%
45-54 years
1441
11%
2400
18%
55-59 years
699
5%
967
7%
60-64 years
758
6%
817
6%
65-74 years
1278
10%
1338
10%
75-84 years
559
4%
729
6%
85+ years
125
1%
174
1%
Median Age
44
44.6
Employment
Employment by Industry
The two largest industries in the County are service and government. Services are needed for
residents as well as tourists. Tourism is becoming the main focus of employment for the
county, as it is in many other small rural counties located in the northwest forest areas. The
timber industry has seen reduced harvest numbers in recent years due to increased regulations.
Trinity County was extremely hard hit when one of the two last operating lumber mills closed
it doors and moved to the central valley.
Future employment in the county is shifting toward the tourism industry, in hopes of
rebounding from the blow to the timber industry. Services and attractions for the visitor are
being explored more thoroughly. Small wineries are being explored, increasing both
agricultural employment and tourist employment. The county also offers many natural
recreational features (i.e. rivers, lakes, wilderness areas) that generate service and retail based
businesses catering to the recreational users. Where once the timber industry was the largest
employer, tourism is replacing that spot in the economic lineup. The timber industry has seen
many regulations adopted designed to protect the environment, which has had the effect of
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Trinity County General Plan
reducing overall production. Government and education continue to be another strong source
of employment in the county. In addition to tourism the aging of the community will provide
opportunities for services directed towards the retirees. .
Health related industries also employ a good percent of the population. As the county appears
to be shifting toward an older population, health services will become increasingly important.
Recently economic conditions of the only hospital in the County have improved with the
creation of a Hospital District and the approval of a Hospital assessment by the voters. These
changes will be beneficial to the tourism and retirement communities.
While most of the housing constructed over the last ten years has been directed towards the
needs of retirees, the changes in employment opportunities to provide services for tourists and
retirees will require an increase in the number of affordable homes in Trinity County for the
working class.
Other traditional industries will not likely increase in the near future due to the lack of rail and
truck access. There is a multi-County effort to provide broadband access that will benefit
future residences of Trinity County. Broadband access will provide employment opportunities
not currently available due to the remote nature of the County. When broadband is available
there will be a need for more family-oriented housing.
In 2007 Trinity County commissioned an Affordable Housing Master Plan for the
Communities of Weaverville and Hayfork. While the project primarily promoted a single
affordable housing site in Weaverville it did identify the need for affordable housing and
identified parcels in Weaverville and Hayfork that were suitable for affordable housing
development. In addition, the report can be used as a template to determine the suitability of
other potential sites.
Table II-4: Employment by Industry (2000) - Trinity County
Industry Type
Agriculture, forestry, fishing and hunting, and mining:
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing, and utilities
Information
Finance, insurance, real estate and rental and leasing
Professional, scientific, management, admin.
Educational, health and social services
Arts, entertainment, recreation, and services
Other services
Public administration
TOTAL
2000
Number
352
331
322
102
517
202
86
108
297
1,189
391
242
390
4,529
Percent
7.8%
7.3%
7.1%
2.3%
11.4%
4.5%
1.9%
2.4%
6.6%
26.3%
8.6%
5.3%
8.6%
100.0%
Source: Census Bureau (2000 Census, SF3: P49)
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Trinity County General Plan
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Household Characteristics
Household Growth and Tenure Trends
The number of households in the County has slowly grown since 1990. Although households
have grown, each decade has seen fewer new households than the previous decade.
Information from the Department of Finance, on new households reported since the 2000
census, show this decreasing trend continuing.
Table II-5: Household Growth Trends (1990 - 2008) - Trinity County
Household Growth Trends (1990 - Current)
Year
Households
Numerical Change
Annual Percent Change
1990
5156
658
1.5%
2000
5587
431
1%
Current
5938
351
.7%
The 2000 Census data shows that countywide, 71.3 percent of the occupied housing units are
owner occupied, and 28.7 percent are renter occupied. This indicates a slight shift towards
more owner-occupied households than there were during the 1990 Census. Statewide only 57
percent of housing units are owner occupied. Two reasons for the higher rate of home
ownership locally may be the large proportion of mobile homes (which tend to cost less than
site-built homes) and the relatively low cost of home ownership for all homes in Trinity
County compared to most urban areas of the state. For example, 30.1 percent of housing units
in the county are mobile homes, as compared to a statewide average of 4.7 percent.
Another reason for the higher percentage of homeownership locally may be the large number
of retirees that moved to the County over the past 20 years and are financially able to
purchase homes. Individuals aged 55 to 75 tend to have the highest rate of home ownership
throughout California
Table II-6: Households by Tenure (1990 – 2000) - Trinity County
Households by Tenure
1990
2000
Current*
Number
Percent
Number
Percent
Number
Owner
3591
69.6%
3981
71.3%
N/A
Renter
1565
30.4%
1606
28.7%
N/A
TOTAL
5156
100.0%
5587
100.0%
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Percent
Trinity County General Plan
The lower percentage of rental housing and the poor condition as identified in the housing
condition section of this report are indicators of a need for affordable rental housing. Any
growth in the number of service-orientated jobs will require an increase of affordable rental
housing. Identifying suitable sites in the 2007 Affordable Housing Master Plan is a first step
in meeting the need. The identified need should be considered in the update of the General
Plan that is currently underway.
Overcrowded Households
The United States Census Bureau defines overcrowding when a housing unit is occupied by
more than one person per room (not including kitchens and bathrooms). Units with more than
1.5 persons per room are considered severely overcrowded and indicate inadequate housing.
Despite this, overcrowding is not a significant housing situation in Trinity County. According
to the 2000 Census, there were a total of 314 overcrowded households, representing only 5.6
percent of the total households. This figure has dropped from the 397 overcrowded
households (7.7 percent) reported in 1990. To compare, overcrowding is more significant in
California with 15.2 percent of the total households in overcrowded situations.
Overcrowded renter households represent 10.0 percent of the total renter households. This
does not indicate a significantly disproportionate overcrowded situation for renters. For
example, 10.0 percent is much less than 23.9 percent for the entire State of California.
Further, less than two percent (110 households) of the households in Trinity County reported
being severely overcrowded. Although not a significant problem, overcrowding is, most
likely, the result of persons who are unemployed or are underemployed and are required to
live with relatives or another family.
Table II-7: Overcrowded Households (2000) - Trinity County
Overcrowded Households
Owner
Persons per Room
Renter
Households Percent
Total Overcrowded
Households Percent
Households Percent
1.00 or less
3827
96.1%
1446
90%
5273
94%
1.01 to 1.50
105
2.6%
99
6%
204
4%
1.51 or more
49
1.2%
61
4%
110
2%
3981
100%
1606
100%
5587
100%
TOTAL
% Overcrowded by Tenure
3.8
10%
Source: 2000 U.S. Census of Population and Housing, Summary Tape File 3A- H20 Tenure by Occupants per Room.
Households Overpaying
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Trinity County General Plan
Households are considered to be overpaying for housing if payment (rent or mortgage) is 30
percent or greater than household income. In 2000, approximately 1126 households (32.9%)
reporting to the 2000 census were in overpayment situations. This incidence of overpayment
is fairly distributed between renters and owners. Further, of the 2,125 households reporting
incomes less than $35,000, over half (1153) were overpaying in 2000. These figures would
indicate that there is a definite lack of low-income housing available.
Table II-8: Housing Cost as a Percentage of Household Income
Owner-Occupied Units: SF3- H97
Income Range
Total
% of Total 0-20% of HH 20-29% of
Households Households
Income
HH Income
30-34% of
HH Income
35+% of HH
Income
$0-10,000
238
12%
22
21
9
159
$10,000-19,999
258
13%
59
81
15
103
$20,000-34,999
477
24%
227
109
42
99
$35,000-49,999
398
20%
224
109
34
31
$50,000 +
599
30%
446
114
25
14
Subtotal
1970
100%
978
434
125
406
Renter-Occupied Units: SF3- H73
$0-10,000
385
27%
16
17
20
226
$10,000-19,999
392
27%
26
60
54
227
$20,000-34,999
376
26%
97
185
47
19
$35,000-49,999
137
9%
115
18
2
0
$50,000 +
162
11%
149
2
0
0
Subtotal
1451
100%
403
282
123
472
TOTAL
3421
1381
716
248
878
Source: U.S. Census, 2000 Population and Housing, Summary Tape File 3A- H73 and H97
The Comprehensive Housing Affordability Strategy data provided by the State of the Cities
Data System, shown on the next page in Table II-9, indicates that of lower income households
22 percent of homeowners and 32.4 percent of renters are paying more than 30 percent of
their income on housing. Further analysis shows that overpaying for housing crosses all
income levels. Households with incomes of between 50 and 80 percent of the Median Family
Income (MFI) show an average burden of 36.9 percent between renters and owners.
Households with incomes between 30 and 50 percent of MFI show an average burden of 55.4
percent between renters and owners. Households with incomes of less than 30 percent of MFI
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Trinity County General Plan
show the greatest burden with 49.3 percent experiencing a burden between renters and
owners.
On a case by case basis affordable housing has been provided with Community Development
Block Grants (CDBG) and HOME Investment Partnership Program (HOME) grants and
loans. While these programs have been helpful, they have reached less than 1 percent of those
in need of relief from the burden of housing overpayment. Recent efforts to zone lands for
multifamily development in areas that provide infrastructure suitable for higher density
housing will help in providing relief.
Table II-9: Households Overpaying (2000) - Trinity County
Percentage of Low-Income Households Overpaying for Housing
Owner-Occupied Units
Households with incomes less than 80%
AMI
Paying 30% or More of HH Income
973
Percent
427
22%
Renter-Occupied Units
Households with incomes less than 80%
AMI
Paying 30% or More of HH Income
1153
Percent
472
32.5%
Housing Problems for All Households CHAS Data Book
Total Renters Total Owners
Total Households
393
478
871
74.6%
71.1%
72.7%
% Cost Burden >30%
70%
63.4%
66.4%
% Cost Burden >50%
55%
44.6%
49.3%
Household Income >30% to <=50%
MFI
346
439
785
67.6%
45.8%
55.4%
% Cost Burden >30%
61%
40.3%
49.4%
Household Income >50% to <=80%
MFI
363
759
1122
% with any housing problems
40.8
35%
36.9%
31.4%
31%
31.1%
Household Income <=30% MFI
% with any housing problems
% with any housing problems
% Cost Burden >30%
Source: State of the Cities Data Systems: Comprehensive Housing Affordability Strategy (CHAS) Data
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Trinity County General Plan
Extremely Low-Income Households Housing Needs
Extremely low-income (ELI) is defined as households with less than 30 percent of area
median income. In 2009, the HUD area median household income was $55,800. For
extremely low-income households, this results in an income of $16,750 or less for a fourperson household or $11,750 or less for a one-person household (Table II-10). Extremely
low-income households are more likely to be renters, to overpay for housing proportional to
their income , to live in overcrowded circumstances and/or to live in substandard dwellings.
Table II-10: 2009 State Income Limits – Trinity County
Extremely
Very Low
Low Income
Low Income
Income
1 Person
$11,750
$19,550
$31,250
2 Person
$13,400
$22,300
$35,700
3 Person
$15,100
$25,100
$40,200
4 Person
$16,750
$27,900
$44,650
5 Person
$18,100
$30,150
$48,200
6 Person
$19,450
$32,350
$51,800
7 Person
$20,750
$34,600
$55,350
8 Person
$22,100
$36,850
$58,950
2009 Area Median Income
Source: California Department of Housing and Community Development, Division
of Housing Policy Development, State Income Limits, April 2, 2009.
In 2000, approximately 871 extremely low-income households resided in Trinity County,
representing 15.6 percent of the total households. Most (66.1 percent) extremely low-income
households are renters and experience a high incidence of housing problems (Table II-11).
For example, 74.6 percent of extremely low-income households renting faced housing
problems (defined as cost burden greater than 30 percent of income and/or overcrowding
and/or without complete kitchen or plumbing facilities) and 70 percent were in overpayment
situations. Even further, 55 percent of extremely low-income households renting paid more
than 50 percent of their income toward housing costs, compared to 49.3 percent for all
households.
Table II-11
Housing Needs of Extremely Low Income (ELI) Households – Trinity County
Renters
Owners
Total Number of ELI Households
393
478
Percent with Any Housing Problems
74.6
71.1
Percent with Cost Burden (30% or More
70.0
63.4
of Income)
Percent with Severe Cost Burden (50%
55.0
44.6
or more of
Income)
Total Number of Households
1,596
3,997
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Trinity County General Plan
Total
871
72.7
66.4
49.3
5,593
Government Code Section 65584, et. seq. requires the California Department of Housing and
Community Development (HCD) to determine the existing and projected housing needs for
each region. The Department then allocates a share of the regional housing needs to each city
and county. The allocation specifies the housing needs for each of four income categories
(very-low, low, moderate and above moderate). The requirements as determined by HCD for
Trinity County during the period of January 2007 through June 2014 are:
Income Group
Housing Allocation
Very Low *
174
Low
113
Moderate
150
Above Moderate
313
Extremely Low Income Allocation is assumed to be 87.
An analysis of the General Plan that allows for multi-family (apartments) developments
(MFR Multi Family) and existing zoning (R-3 Multiple Family) finds a total of 24
undeveloped parcels with a total of 18.84 acres within the County.. The majority of these
parcels are located in Weaverville which is a community that has the sufficient infrastructure
(community sewer and water systems) to accommodate housing at higher densities. The
communities of Hayfork and Lewiston also have land available for higher density
development, but realistically the Lewiston area may not have the supportive infrastructure to
support high density. County wide, estimating development potential at 70% of developable
land, there is a total of 271 multi family units that could be built based on existing lands
which are vacant and currently designated to accommodate multi family development. The
stock is capable of meeting the needs of the very low and low income requirements. In other
zoning categories, which would facilitate development ranging from the low to above
moderate levels, there is ample vacant land, so designated for single family development.
This evaluation of development potential has been completed without considering the literally
hundreds of parcels of land on which there is minimal development i.e. less than $20,000 in
accessed value. Incorporating these lots, which would be potential ripe for rehabilitation and
redevelopment would make the available housing sites overwhelmingly meet any anticipated
housing need.
The County has a limited land based due to a very large percentage of federal and state
ownership, already developed lands, steep mountainous topography and floodplains.
Decisions on the best overall use of lands frequently come down to who has the most
supporters at the public hearings – commercial interests or residential interests. One such
attempt by an affordable housing advocate to convert a centrally located commercial parcel
from commercial to multifamily use met with rejection based on an outcry from the business
district that conversion of the parcel would severely limit any future business growth in the
community. Adjacent homeowners also objected to having affordable multifamily housing in
close proximity to their single family lots.
Housing Element 6/12
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Trinity County General Plan
Low income housing developers have made efforts to acquire land that is already zoned for
multifamily use with infrastructure in place. Their efforts have been unsuccessful due to the
lack of properly zoned properties with adequate size R3, location or willing sellers.
Additional Need Studies are necessary to assure developers that appropriate land will be
available for future projects.
Recently a study was completed that helped identify property suitable for affordable housing
within the communities that meet the criteria for Community Development Block Grants.
The eligible communities include Weaverville, Hayfork, Douglas City, Lewiston, Junction
City, Burnt Ranch, Mad River, and Hyampom. While the study was directed toward
commercially zoned parcels, the study provided GIS data identifying parcels suitable for
development as affordable housing projects.
Housing Stock Characteristics
Housing Units by Type
The majority of housing units in Trinity County is composed of singe-family detached, sitebuilt structures. The number of single-family detached homes increased from 4916 in 1990 to
5355 in 2000. The second highest category of housing units is mobile homes, which may
include RVs, campers and similar types. The number of mobile homes in the county being
used for housing is up from 2,382 in 1990 to 2,402 in 2000. The biggest increase in housing
type, by far, is single-family detached structures, which increased 9 percent from 1990 to
2000. Mobile homes were the next largest group of housing units to increase. From 1990 to
2000, the number of mobile homes increased by 5 percent.
Table II-12: Housing Units by Type (1990-2000) - Trinity County
Housing Units by Type
1990
Unit Type
2000
Change
Number
Percent
Number
Percent
4916
65%
5355
67%
439
100%
Duplex
70
1%
49
1%
-21
-5%
3-4 Units
71
1%
57
1%
-14
-3%
5+ Units
101
1%
117
1%
16
4%
Mobile Home & Other
2382
100%
2402
30%
20
5%
Totals
7540
440
100%
Single-Family
7980
Number
Percent
Source: Census 1990 Summary Tape File 3 (STF 3) H020. Units in structure
Census 2000 Summary File 3 (SF 3) H30. Units in structure
Housing Element 6/12
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Trinity County General Plan
This current trend is expected to continue. Those building second homes and retirees with a
good income will continue to build single-family dwellings. For lower-income households,
used mobile homes will continue to provide a more economical source of permanent housing.
Trinity County will continue to allow the placement of mobile homes. Some areas of the
county require age restrictions and architectural restrictions, but the majority of the county
allows for placement of any age or style mobile home.
Table II-13: Median Value /Rent 1990-2000
Value/Rent
1990
2000
1990-2000 Percent
Change
ACS*
2007
Median Home
Value
82,200
112,000
36%
N/A
Median Gross
Rent
367
487
32%
N/A
ACS Margin of
Error
2000-2007 Percent
Change
*American Community Survey
Sources:
Census 2000 SF3-H76. Median value (dollars) for specified owner-occupied housing units.
SF3-H63. Median gross rent (dollars)
Census 1990 SF3- H061A. Median value - specified owner-occupied housing units
H043A. Median gross rent - specified renter-occupied housing units paying cash rent.
2006 ACS B25058. Median contract rent (dollars) - renter-occupied housing units paying cash rent.
B25077. Median value (dollars) - owner-occupied housing units.
Recent data from American Community Survey for 2007 is not available. A review of the
median home value for Trinity County provided by the Trinity County Association of
Realtors shows an increase of 98.7% from 2000 to 2007. Median gross rents have increased
31% over the same period. In January 2009 there were 98 single family homes listed for sale
in the County ranging from $79,900 for a one-bedroom one-bath to $549,000 for a threebedroom three-bath home on an average of 5.12 acres, or a median of 0.87 acres. Rents for a
single family residence range from $625 per month for a one-bedroom one-bath to $1,250 for
a three-bedroom two-bath home.
Recent Housing Units Built by Type
Table II-12 indicates the trend for housing units has been, and continues to be, single-family
homes. Multifamily housing construction has historically been sparse in the county. Most
home construction is sparked by individuals, seeking single-family homes. Most subdivisions
are small, creating four parcels or less. The county has had trouble attracting developers of
multifamily units. The rural nature, low incomes and minimal infrastructure are some reasons
cited by developers.
Housing Element 6/12
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Trinity County General Plan
Table II-14: Recently Built Housing Units by Type (2000-2009)
Year
Single Family
Multifamily
2000
54
0
2001
44
0
2002
67
0
2003
76
0
2004
86
6
2005
99
0
2006
104
0
2007
94
0
2008
51
0
2009
39
0
Total
54
44
67
76
86
99
104
94
51
39
Source: Trinity County Assessor
Housing Stock Conditions
The 2000 Census shows that the majority of housing in Trinity County is 40 years old. When
comparing owned housing to rented housing, most homeowners are in homes that are 40 years
old or newer; while on the contrary, renters appear to be living in structures that are at least 40
years old or older.
Table II-15: Housing Units by Tenure by Age (2000)
Owners
Year
Number
Percent
1990 –
672
16.9%
2000
1980843
21.2%
1989
19701,214
30.5%
1979
1960445
11.2%
1969
1950420
10.6%
1959
Pre-1950
387
9.7%
Total
3,981
100.0%
Renters
Number
98
Percent
6.1%
260
16.2%
447
27.8%
226
14.1%
255
15.9%
320
1,606
19.9%
100.0%
Source: Census Bureau (SF 3: H36)
A windshield survey was conducted by representatives of the Trinity County Grants
Department and the Trinity County Building Department. The survey was conducted between
January and March of 2009 in all portions of the County. A total of 1511 homes were
surveyed including single family, mobile, duplex, and multifamily. The survey showed a
greater number of homes in need of some form of rehabilitation.
Housing Element 6/12
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Trinity County General Plan
Many of the residential units are very old, displaying signs of lead paint and asbestos
problems, with substantial structural problems. Within the surveyed area, 494 structures were
found to be sound, 1000 units needing some form of rehabilitation, and only 55 needing
replacement. A point system was used during the survey based on criteria established by the
State Department of Housing and Community Development (HCD).
Sound:
9 or fewer points; no repairs needed, or only one minor repair needed such
as exterior painting or window repair.
Minor:
10-15 points; one or two minor repairs needed, or only one minor repair
needed such as patching and painting of siding or re-roofing or window
replacement.
Moderate:
16-39 points; two or three minor repairs needed, such as those listed above.
Substantial: 40-55 points; repairs needed to all surveyed items: foundation, roof,
siding, window, and doors.
Dilapidated: 56 or more points; the costs of repair would exceed the cost to replace the
residential structure.
Table II-16: Housing Conditions
Number
Percent
Condition
Sound
494
33%
Minor
337
33%
Moderate
410
27%
Substantial
215
14%
Dilapidated
55
4%
Total
1511
100.0%
Source: windshield survey conducted by Trinity County Grants and Trinity County Building Dept
January-March 2009.
The number of homes that are in need of repair or replacement has increased since the survey
conducted in 2003 up from 26.7% to the current 45%. This information will be used in
applications for Community Development Block Grants for rehabilitation of housing units
within low income communities.
Table II-17: Housing Conditions Survey
Sound
Single
Mobile
Duplex
Multifamily
Total
Percent
Housing Element 6/12
443
41
1
7
494
33%
Minor
300
19
8
10
337
22%
Moderate
283
102
10
15
410
27%
19
Substantial
Dilapidated
63
149
18
34
3
215
14%
3
55
4%
Total
1109
343
19
38
1511
100%
Trinity County General Plan
Source: Windshield survey conducted by Trinity County Grants and Trinity County Building
Department January – March 2009
Special Housing Needs
Within every community, there are identifiable groups who have special housing needs.
Special housing needs arise due to physical, economic, social or cultural characteristics or
conditions that are present in a substantial percentage of the local population. These
characteristics or conditions distinguish individuals from the general population and lead to
housing or support service needs not met by the private market acting alone. Examples of
special housing needs include accessibility for the mobility impaired and other varied
disabilities, transitional housing for those leaving a homeless environment, and housing
specifically designed for the physical and social needs of older adults.
Section 65583(a) of the California Government Code requires the Housing Element to address
the needs of special population groups. As defined by housing element laws, special needs
groups are: Elderly, Large Households, Female-headed Households, Disabled, Farmworkers,
and Homeless.
Persons with Disabilities
Disabled persons may experience difficulty due to a lack of available housing that is
specifically designed to accommodate disabilities. Inadequate bathrooms and kitchens, lack
of ramps, and narrow hallways are examples of inappropriate design. In addition, disabled
persons may also be low-income persons due to work disabilities. Often, their housing needs
are more costly than conventional housing.
Census 2000 reported 2,950 persons in the county with a disability, or 24 percent of the
population. Some disabilities prevent persons from working. The number of people
employed in Trinity County with a disability is 757. The number not employed is 1,376. The
remaining 817 were age 65 or over.
Table II-18: Persons with Disability by Employment Status (2000) - Trinity County
Number
Percent
Age 5-64, Employed Persons with a Disability
757
6.2%
Age 5-64, Not Employed Persons with a Disability
1,376
11.2%
Persons Age 65 Plus with a Disability
817
6.6%
Total Persons with a Disability
2,950
24.0%
Total Population (Civilian Non-institutional)
12,294
100.0%
Source: Census Bureau (2000 Census SF 3: P42)
In 2009 the County, via funds provided by the Mental Health Services Act Funds, purchased a
six bedroom home, named the Alpine House, with the intended use as a Board and Care
Facility. This facility is operated by licensed operator and provides for persons of 18 years of
age or greater with mental disabilities. There is a special district-operated convalescent
Housing Element 6/12
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Trinity County General Plan
hospital that houses elderly disabled persons. Further, other individuals who are under Court
mandated conservatorships may also be placed in a private apartment or other facility and be
under the protection of an appointed public guardian with assistance of an agency sponsored
case manager. Otherwise, it is assumed that disabled persons in the county are generally
taken care of by family members, in their own home or under the care of persons in an
unregulated private home.
There are several types of disabilities; physical as well as mental. Census information was
collected on the number of persons with disabilities in Trinity County. Table 10, shown
below, documents the number of persons suffering from disabilities from the age of five on
up. The totals exceed those shown in Table 9 above because some people have been counted
two or more times, depending on if their disabilities put them into more than one category.
Each disability suffered by an individual was tallied separately.
Table II-19: Persons with Disabilities by Disability Type (2000) - Trinity County
Number
Percent
Total Disabilities Tallied
5,915
100.0%
Total Disabilities for Ages 5-64
4,389
100.0%
Sensory Disability
374
8.5%
Physical disability
1,190
27.1%
Mental disability
711
16.2%
Self-care disability
370
8.4%
Go-outside-home disability
547
12.5%
Employment disability
1,197
27.3%
Total Disabilities for Ages 65 and Over
1,526
100.0%
Sensory Disability
314
20.6%
Physical disability
559
36.6%
Mental disability
221
14.5%
Self-care disability
110
7.2%
Go-outside-home disability
322
21.1%
Source: Census Bureau (2000 Census SF 3: P41)
Persons with disabilities, or their advocates, seeking information or permits from the county
to retrofit or construct handicap accessible/friendly facilities within their residence are treated
much the same as any other citizen. No appointments are required, and there is no set
procedure for working with the disabled or those requesting reasonable accommodation.
Each case is handled on an individual basis, with every effort made to adequately provide the
information being sought. Trinity County staff generally provides as much help as possible to
all customers and do not limit time spent with customers. Requests from individuals with
disabilities to make reasonable accommodations with respect to zoning and permit processing
are individually considered. Every effort is made to work with individuals to meet their needs
while staying within the intent of the law. All county facilities have been retrofitted to meet
the requirements of the Americans with Disabilities Act (ADA), providing wheelchair ramps
and wheelchair accessible counters.
Housing Element 6/12
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Trinity County General Plan
Providing housing for the disabled follows a similar procedure within the county as providing
housing for any other special needs group. Trinity County has no special regulations, codes
or policies that would inhibit or constrain the development of housing for disabled persons
other than complying with the most recently adopted edition of the Uniform Building Code
(2001 edition adopted and being used in 2004).
The County has no policies, practices or zoning laws that violate any section of the fair
housing law. As new legislation is passed, the county regularly reviews their codes and
ordinances to assure compliance with the law.
Disabled housing, including group homes that provide housing for less than six individuals,
are allowed within any of the county's residential zoning districts. There are no policies
within the General Plan that regulate the siting of special need housing in relationship to one
another. Within the single-family residential zoning district, group homes of up to six
individuals are not discriminated against, as required by state law, even though the individuals
occupying the residence may not be related. Group homes of more than six would require a
use permit. The County has not processed many permits of this type of permit in the past,
however one application for a drug and alcohol recovery facility was process in 2002 which
did not display a good faith compliance standard and that use permit was revoked. Insuring
that such facilities are fully licensed and provide an acceptable occupancy standard for the
safe and healthy use of it occupants is viewed as an essential component for future success of
any new facilities. Additional conditions that might arise from such a request could probably
include insuring adequate on-site parking, and insuring compliance with state law regarding,
water, sewage disposal and building codes. When a use permit is required for development of
a group home (12 or more individuals), a notice regarding the public hearing is placed in the
local paper and notice is sent to surrounding landowners within 300 feet.
An area where Trinity County could easily make special consideration for disabled housing is
within the parking requirements. Currently, no compensation for disabled developments is
made concerning the required number of parking spaces. Multifamily unit development
requires 2 parking spaces per unit or 1.75 parking spaces if garages are provided. Singlefamily and Duplex require only one space. A program could be implemented to make an
amendment to the zoning ordinance to require only one parking space for developments
within the Multiple Family zoning district that are restricted solely to the disabled or seniors.
Seniors
A little more than 17 percent of Trinity County's population is composed of seniors (age 65
and over), compared to 11 percent statewide. According to the 2000 Census, 1,509 elderly
households reside in Trinity County, which is 27.0 percent of the total households. Of the
1,509 senior households, only 199 were renters (13.2 percent), which indicate a strong
ownership trend amongst seniors. Further, 156 elderly persons reported being under the
poverty level, which represents 6.6 percent of the total persons under the poverty level in
2000.
Table II-20: Householders by Tenure by Age (2000) – Trinity County
Householder Age
Owners
Renters
Housing Element 6/12
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Total
Trinity County General Plan
15-24 years
25-34 years
35-64 years
65-74 years
75 plus years
TOTAL
17
159
2,495
761
549
3,981
141
303
963
95
104
1,606
158
462
3,458
856
653
5,587
Source: Census Bureau (2000 Census SF 3: H14)
As they age, senior households face a number of needs related to their changing physical and
financial capacity. As they become less mobile, seniors may require physical modifications to
their homes to permit greater accessibility and increase their ability to live independently.
Seniors need access to health care and other supportive services and transportation access to
these services. A common special need for a portion of the elderly population is for assisted
living facilities that combine meal, medical, and daily living assistance in a residential
environment.
The County commissioned a needs study for low income elderly housing in the community of
Mad River, which also included an analysis of the low income elderly housing in Hayfork.
Eskaton, a HUD 202 program facility, was constructed in the community of Hayfork since the
last Housing Element Update. There are a total of 30 units in this development.
The report, prepared by M.E. Shay & Co., found that the senior housing project in Hayfork
has never been 100% occupied. They continue to lose residents through illness or death at a
rate equal to or in excess of new eligible households. The property manager had reported that
many of the residents were not suited to living independently and needed a higher level of
care.
The study found that, based on demographic data alone, the demand for additional senior
units in Southern Trinity was slight. A survey was done, trying to get letters of interest from
seniors living in existing rental properties. Only a few expressions of interest were received,
leading to the conclusion that developing a new senior project in the Mad River area could not
be supported by actual demand from renters in the area.
However, the consultants for the project also interviewed a number of Vietnam-era veterans
found to be living in substandard conditions in the Mad River area. They also spoke with
Veterans’ Support Groups, a social worker at the Southern Trinity Health Services and other
service providers in Trinity and Humboldt counties. They found an agreement among all that
there is a demand for supportive housing for the existing veteran population, as well as a new
contingent of veterans returning from Iraq and Afghanistan. The study encouraged exploring
the development of veteran housing.
Large Families
Large households are defined as households with more than five persons. They can have
difficulty securing adequate housing due to the larger number of bedrooms they need (three or
Housing Element 6/12
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Trinity County General Plan
more) to avoid overcrowding. It becomes even more difficult when large families try to find
adequate rentals within their budget, because rentals typically have fewer bedrooms than
ownership housing. Low-income large families typically need financial assistance to secure
affordable housing that meets their space needs.
As discussed earlier, overcrowding is not a significant housing situation, with overcrowded
households representing only 7.2 percent of the households, approximately half of which are
renters.
Table II-21: Household Size by Tenure (2000) – Trinity County
1-4 persons
5+ Persons
Number
Percent
Number
Percent
Owner
3,710
93.2%
271
6.8%
Renter
1,472
91.7%
134
8.3%
TOTAL
5,182
92.8%
405
7.2%
Total
Number
3,981
1,606
5,587
Percent
71.3%
28.7%
100.0%
Source: Census Bureau (2000 Census SF 3: H17)
Thirty percent of the 784 large family households in Trinity County are either low or very low
income households. There are only 31 rental units with four or more bedrooms resulting in a
high percentage of lower-income large family households which are forced to live in
overcrowded situations to make ends meet.
Table II-22: Household Size by Income
1- 4 persons
Income Level
5+ Persons
Total
Number
Percent
Number
Percent
Number
Percent
Below 50% of AMI*
997
12%
135
17%
1656
15%
51% to 80% of AMI
853
11%
104
13%
1122
10%
81% to 120% of AMI
2179
27%
153
20%
2875
26%
Above 120% of AMI
4029
50%
392
50%
5593
50%
TOTAL
8058
100%
784
100%
11246
100%
Source: Federal Housing and Urban Development State of the Cities Data System (SOCDS) Comprehensive Housing
Affordability Strategy (CHAS)
*AMI – Area Median Income
Table II-23: Existing Housing Stock
Existing Housing Stock Number of Bedrooms by Tenure
Owner Households
Renter Households
All Households
Bedroom Type
Number
Percent
Number
Percent
Number
Percent
0 BR
83
2%
102
6.4%
185
3%
1 BR
550
14%
468
29.1%
1018
18%
2 BR
1419
36%
649
40.4%
2068
37%
3 BR
1603
40%
356
22.2%
1959
35%
Housing Element 6/12
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Trinity County General Plan
4 BR
260
7%
29
1.8%
289
5%
5+ BR
66
2%
2
.1%
68
1%
TOTAL
3981
100%
1606
100%
5587
100%
Source: 2000 Census, SF 3: H42
Farmworkers
According to the 1997 Census of Agriculture, there is an estimated 186 farmworkers in
Trinity County, which implies a fairly negligible portion of the County’s housing needs.
Most of these jobs are in the Trinity County forest industry, including tree planting and
logging operations. These types of operations do not require workers to be on the job site
around the clock like some farming industries and as a result, many of these housing needs are
addressed off the job site.
Table II-24: Number of Farmworkers (1997) – Trinity County
Hired Farm Labor
Farms
Workers
Farms with 10 Workers or More
Farms
Workers
32
18
3
96
Source: USDA 1997 Census of Farmworkers and COG Plan
Table II-25: Farmworkers by Days Worked (1997) – Trinity County
150 Days or More
Farms
Workers
Farms with 10 or More Workers
Farms
Workers
Fewer than 150 Days
Farms
Workers
Farms with 10 or More Workers
Farms
Workers
30
34
0
0
28
152
3
96
Source: USDA 1997 Census of Farmworkers and COG Plan
Female-headed Households
The Census provides data on the total number of households with a female head and the
number of those with children and the number with incomes below the poverty level. The
data is not provided separately by owner and renter. The data required includes all female
head of households; those without children may be supporting parents, or a single parent may
Housing Element 6/12
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Trinity County General Plan
be supporting an adult child or relative. Female heads of household are often the households
most in need of affordable housing, childcare, job training and rehabilitation funds.
The 2000 Census indicated that there were 531 female-headed households in the County.
Three hundred fifty-six of the female-headed households had children under the age of 18. Of
the 531 female-headed households, 212 were under the poverty level, representing 41.4% of
all female-headed households.
Table II-26: Female Headed Households (2000) - Trinity County
Householder Type
Number
Female Headed Householders
531
Female Heads with Own Children
356
Female Heads without Children
175
Total Households
5,582
Female Headed Householders Under the Poverty Level
212
Total Families Under the Poverty Level
512
Percent
9.5%
6.4%
3.1%
100.0%
41.4%
100.0%
Source: Census Bureau (2000 Census SF 3: P10 and P90)
Most female-headed households are either single elderly women or single mothers.
Traditionally, these two groups have been considered special needs groups because their
incomes tend to be lower, making it difficult to obtain affordable housing, or because they
have specific physical needs related to housing (such as child care or assisted living support).
Single mothers tend to have difficulty in obtaining suitable, affordable housing. Such
households also have a greater need for housing with convenient access to child-care
facilities, public transportation, and other public facilities and services.
Female-headed households with children and no spousal support frequently depend on public
assistance or work in jobs that pay low wages. In addition, they must arrange for child day
care, which may consume a sizable portion of their pay. These female-headed households
must seek suitable housing with less disposable income than some families earning the same
amount. As a result, their housing choices are very limited and most are probably paying
more than 30 percent of their total incomes for housing. The County should encourage
affordable day care facilities as a way of helping female-headed households meet their
housing needs. Additionally, because of their economic conditions, construction of
multifamily rental housing would also help this group.
Families and Persons in Need of Emergency Shelter
Homelessness is caused by a number of social and economic factors, including a breakdown
of traditional social relationships, unemployment, shortage of low-income housing, and the
deinstitutionalization of the mentally ill. A homeless person lacks consistent and adequate
shelter. Homeless persons can be considered resident (those remaining in an area yearround), or transient. Emergency and transitional shelters can help to address the needs of the
homeless. Emergency shelters provide a short-term solution to homelessness and involve
limited supplemental services. In contrast, transitional shelters are design to remove the basis
Housing Element 6/12
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Trinity County General Plan
for homelessness. Shelter is provided for an extended period of time, and is combined with
other social services and counseling, to assist in the transition to self-sufficiency.
The Trinity County Department of Health and Human Services and the Sheriffs Department
report that the incidence of homelessness in the county is minimal. The County estimates a
fluctuating number of homeless persons, ranging from 5 to 20.
For mentally disabled persons who are ambulatory, on of the six beds at the Alpine House is
dedicated as a “respite” bed, meaning the individual who is admitted can stay without
payment for two week increments while other housing is being located. Further, the County
does provide an once-in-a-lifetime assistance through the CalWORKS and the Cash Aid
program. This program can provide the security deposit and one-months rent for families
with children.
The Human Response Network (HRN), a non-profit organization based in Weaverville
provides assistance to the homeless. They provide several forms of emergency shelter for the
homeless. They provide a Safe House for battered women and their children seeking
emergency refuge. For the recently homeless and those needing transitional housing, HRN
maintains three mobile homes and 2 duplexes. The mobile homes are used for emergency
housing - limited 6 month stay without fees. Transitional housing services are provided with
the duplexes. Residents can stay for up to 2 years while they establish permanent housing.
Some rent is charged and residents must participate in service programs. HRN reports that
during the period of January 2005 through December of 2009 a total of 55 sexual assault or
domestic violence victims and children were housed. 128 people were housed in the
emergency facilities, for 6552 bed nights, and 39 persons were living in the transitional
housing units.
Another housing service HRN provides is motel vouchers. The vouchers are for 1-2 nights
stay in a motel. These are usually given out to transients passing through the county that have
no other place to stay, and results in a more costly program than the mobile homes. During
the same period 157 people were given emergency shelter under the voucher program.
State Housing Law mandates that emergency shelters be provided to serve a targeted
community. An “emergency shelter” is defined as:
"Emergency shelter" means housing with minimal supportive services for homeless
persons that is limited to occupancy of six months or less by a homeless person. No
individual or household may be denied emergency shelter because of an inability to
pay.
The specific mandate found in Government Code Section 65583.4, which states in part that
each jurisdiction provide within their Housing Element the, “…identification of a zone or
zones where emergency shelters are allowed as a permitted use without a conditional use or
other discretionary permit.”
Housing Element 6/12
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Trinity County General Plan
Emergency shelters are currently not explicitly defined within the Zoning Ordinance nor are
they permitted in any zone. The County’s primary provider of emergency housing is the
“Human Response Network” (HRN) which operates several homes within the community
which provide emergency shelter, transitional and supportive housing. Temporary housing
for natural disasters has traditionally been provided as an acceptable temporary use within
churches and schools throughout the County, most recently in the 2008 fire season. In
discussing housing needs with HRN, there is no perceived need for larger facilities and in
fact, HRN discourages the development of such facilities at this time, HRN’s rationale is that
providing emergency shelter, transitional and supportive housing within existing single family
homes interspersed within the community provides a greater sense of normalcy and safety for
the clientele in need of such service. A larger facility could cause incompatible occupancies,
such as a family co-mingled with single adults which is viewed as less than desirable.
It should be noted, that in the Downriver area of the County (that area between Junction City
and Salyer) currently has a new fire station under construction which will also be available to
serve as an emergency shelter for the area.
Other types of transitional housing or shelter such as group homes, residential care homes, or
other housing for persons with disabilities are also not specifically defined or discussed within
the existing zoning ordinance. State and federal law does not permit the County to regulate
group homes of six or fewer residents. All of these types of housing are found to be generally
consistent uses associated with residential areas.
Many jurisdictions throughout the State have amended their ordinances to provide for
emergency shelters within Commercial districts. These are permitted uses, not subject to a
use permit or other discretionary review. Trinity County, as discussed elsewhere in this
document has very limited developable areas and also has a very small population overall,
that is scattered within a geographically large area. Reserving development of the limited
commercial areas in the community to those businesses and economic development
opportunities that can thrive in this rural environment is therefore considered a resource that
should not be further diluted by other use types. Further, the dispersed nature of the
population (per census data, Trinity County is among the least dense populations in the State
with an average of 4.3 persons/square mile comparative to a State average of 239.1) does not
warrant centralized facilities.
Based on the above discussion it is proposed to amend the Zoning Ordinance as follows:
Define “Emergency Shelters” as follows: A shelter or home run by a recognized public or
non-profit entity for the purpose of emergency housing, i.e. less than six months maximum
occupancy, under a declared public emergency. Such units may be established within any
residential zoning district and may provide housing up to 12 occupants. Under the terms of
the operations program, no individual or household may be denied emergency shelter because
of an inability to pay.
Define “Residential Care Facilities” as follows: Any home providing transitional or
supportive housing for six or fewer clients, not including the operator or staff, which provides
Housing Element 6/12
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Trinity County General Plan
shelter for the elderly, handicapped, adult care, social rehabilitation, including for or as an
alcohol or drug recovery shall be a permitted use in any district allowing a single family
dwelling.
Define “Group Care Facilities” as follows: Any home providing transitional or supportive
housing for more than six clients, not including the operator or staff, which provides shelter
for the elderly, handicapped, adult care, social rehabilitation, including for or as an alcohol or
drug recovery shall be a conditional use in any district allowing a single family dwelling
Housing Element 6/12
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Trinity County General Plan
Chapter Three: Resources and Constraints
Regional Housing Need
A requirement of state law (Sec. 65583(a) and 65584 of the Calif. Govt. Code) is that each
city and county accommodates its share of the region's future housing construction needs.
State law also establishes the method for determining regional housing construction needs.
The California Department of Housing and Community Development (HCD), working with
California Department of Finance (DOF), prepare regional population projections and from
these projections estimate housing construction needs for each region of the state. Regions
are based on metropolitan and non-metropolitan housing market areas.
Table III-1 summarizes Trinity County's housing construction need for the period January
2007 to July 2014, as estimated by HCD in the regional housing needs plan prepared for the
county. Under the plan, Trinity County must accommodate 750 dwelling units, of which 23
percent should be affordable to very-low income, 15 percent to low income, 20 percent to
moderate income and 42 percent to above-moderate income households.
During the period of January 2007 to December 2009, two hundred nineteen houses were
constructed in Trinity County, sixty-six mobile homes were placed, and two multifamily units
were constructed. This represents 38 percent of the county's regional housing needs for the
2007-2014 planning period.
Table III-1: Regional Housing Needs (2007 to 2014) – Trinity County
Regional Housing Need Allocation
Income Category
New Construction Need
Very Low (0-50% of Area Median Income AMI)
174*
Low (51-80% of AMI)
113
Moderate (81-120% of AMI)
150
Above Moderate (over 120% of AMI)
313
TOTAL UNITS
750
* Extremely Low Income Allocation is assumed to be 87
Although state law requires the Housing Element to address the housing needs of all income
groups, the County must focus special attention on meeting the needs of low- and moderateincome households. These households face the greatest challenges to obtaining affordable
housing. The County can satisfy its responsibility for providing adequate sites for housing,
especially for low- and moderate-income households, by ensuring that there is an adequate
supply of sites for, attached housing, multifamily rental housing, mobile homes, secondary
dwelling units, and other forms of housing with the potential to provide affordable shelter.
Housing Element 6/12
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Trinity County General Plan
Land Inventory
Nearly 76% of all land in Trinity County is government owned. Another 14% is in
Timberland Production Zone (TPZ) or Agriculture Preserve (APZ), leaving just 10% open to
development. Development is further constrained by the fact that Trinity County lies within
two mountains ranges, as mentioned in Chapter 2 (General County Characteristics); there is
very little "flat" land in Trinity County. Of the 10% private land that is open to development,
(or some 208,899 acres) there are rivers, streams, mountainsides, unstable slopes, wetlands
and sensitive habitats with which to contend.
Analysis of Zoning that Facilitates Development for Lower Income
It may be said that all of the zoning districts that allow residential development facilitate
development for lower income. Trinity County has very minimal regulations for
development, and fees are based on cost recovery as dictated by state law. Given budget
constraints common to small rural counties, no extra bonuses or give-aways are part of the
county's development strategy that might result in the reduction or loss of other government
run programs.
Residential Capacity Calculations
Lands provided in the inventory have been calculated at a density of 70 percent of the
maximum allowable density. For example, in the R3 Zone, the inventory assumes a realistic
density of 15 units per acre. While the County has not experienced much recent development
to support a density assumption, 70 percent is a conservative calculation and generally reflects
development trends in rural areas of Northern California. Further, maximum densities can
easily be achieved given the County’s flexible development standards. For example, in the
R3 zone, with heights of 2 stories and lot coverage of 40 percent, 22 units per acre is easily
achievable even with larger unit sizes for apartment.
Availability of Infrastructure Available to Identified Lands
The following is a list of the major water and sewer service providers serving major
population areas. This information provides details of the individual districts service
capacities, issues, and challenges:
Lewiston: The community of Lewiston has a total of five small water companies and two
sewer service providers. A community services district has recently acquired the sewer and
water service operations from the Lewiston Valley Water Company, Inc and now serves
approximately 150 connections. There are projects underway to enhance water intake from
the Trinity River as well as other infrastructure. The facility has a water right of 0.75 CFS
from the Trinity River, which if fully developed could serve water to up to five times it
current clientele, however there is no plan to expand the system.
Housing Element 6/12
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Trinity County General Plan
The other main provider in the community is the Lewiston Park Mutual Water Company
which provides for a total of 166 service connections for both water and sewer. This
company was originally developed at the time of the construction of Trinity Lake Dam and
serves the worker housing development created at that time. The Company recently repaired
its water storage tank however, again, there are not plans to expand this facility overall.
Several other small water facilities are in operation serving small areas such as trailer parks
Weaverville CSD: Currently serves population of 3554 within 1614 service accounts (25
commercial, 4 industrial, 8 landscaping and 1350 single family dwellings). From 1981 – 2011
the District’s population has had a growth rate of 1.2%, however that has only been 0.6 % in
last 10 year period. The District comments that based on a 1% growth rate, there is sufficient
supply until 2050. Currently there is a need for increased fire flow capacity in one location
within the Timber Ridge service zone. While there has been work to increase the capacity of
the distribution system work remains to be fully upgraded. (Info per Master Water Plan, 8/11)
Weaverville Sanitation District: Currently serves 1,250 service accounts with maximum
potential of 2000 service connections. The facility can process 0.5 MGD, and has a current
max flow of .0.3 MGD. (It can also process up to 1.5 MGD for a peak wet weather flow).
The District comments that currently the facility overall operates at 60% of its design
capacity and further, that the treatment plant was designed for potential expansion with a
service design capacity of up to two times the existing capacity. Upgrades to the collection
and conveyance systems are the most significant infrastructure needs and the District is
implementing rehabilitation projects to retain and increase capacity.
Hayfork: The Trinity County Water Works #1 is the water and sewer system provider for the
community of Hayfork. There have been recent improvements to both systems that would
increase the capacity to serve the customers of the district.
Regarding water, the water treatment plant is regulated by the State to have a capacity of 1.2
MGD. Separately, the District has an irrigation water capacity of 2.0 MGD. In August of
2011, the district produced a high of 30.1 mg during the entire month period. Since that time,
the district has separated its potable water from its irrigation supply water for the two biggest
consumers water (the Fair Grounds and the Schools) into the two differing systems.
Previously, all water utilized by these facilities was from the potable water system. It is now
estimated that a minimum reduction 20% to the potable water system will result.
The sewer system is permitted to process an average wet weather flow of.250 MGD.
Currently, the average flow is approximately 30+-% of capacity. The District recently had
approved an agricultural field spraying of treated water which provides an alternative method
to process treated waste water. This would further increase overall capacities of the system.
This next year will provide the first ability to access real world results of the recent changes
on overall water and sewer system function with the changes described above. Upon review,
new baseline data will be available to re-assess system capacities. The current system
manager believes that overall capacities will greatly increase.
Housing Element 6/12
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Trinity County General Plan
The remainder of the County has various very small, State and locally regulated water
districts, with the vast majority of the area within the County only served by individual, onsite water systems. Similarly, there are a few regulated septic systems, mostly a few small
systems serving mobile home parks. The remainder of the County is served by individual,
private, on-site septic
Capacity of Available Land by Zoning District
The attached Appendix 1 provides a complete inventory of vacant parcels and provides a
potential development capacity based on existing zoning as well consideration of other
constraints to development. Table III- 2 provides a summary of developable parcels by area.
Capacity is based on a theoretical 70% build out of parcels e.g. only 70% of the total
development potential was factored as reasonable considering other constraints to
development such as setbacks, parking, access needs and development of other necessary
infrastructure. Some areas, e.g. the Lewiston, Salyer and the north east Weaverville areas,
were not calculated at the higher density potentials that exist by existing zoning as these areas
are known to have other development constraints such as circulation or lack of complete
infrastructure to support greater density standards. In such areas, existing parcels were
counted but development potential was minimally valued. The inventory includes only vacant
parcels and does not include lands which may be available for be re-developed based on
limited property improvements. A separate list of parcels with improvements valued at less
than $20,000 was generated and revealed significant other alternative lands with development
potential. However those parcels are not being considered for the purposes of the Housing
Element at this time. Suffice to state that there is an abundance of vacant land, appropriately
zoned to meet State RHNA numbers. The following table summarizes the total number of
potentially residential developable vacant parcels by community and zoning district:
Table III-2; Vacant Developable Land by Community and Zoning District
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Housing Element 6/12
Total
21
13
61
80
135
24
24
181
Weaverville Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
R-1
R-2
R-3
MHP
21
13
61
80
135
24
24
181
33
Trinity County General Plan
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
12
12
Housing Element 6/12
Salyer Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
2
14
45
R-2
R-3
MHP
R-1
R-2
R-3
MHP
R-1
R-2
R-3
MHP
R-1
R-2
R-3
MHP
2
14
45
20
20
Downriver Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
11
12
28
9
R-1
11
Ruth Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
12
28
9
North Lake Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
12
12
25
2
3
25
2
3
34
Trinity County General Plan
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total
16
84
8
79
83
Housing Element 6/12
4
16
39
56
64
4
10
Hyampom Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
R-1
R-2
R-3
MHP
R-1
R-2
R-3
MHP
4
Lewiston Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
16
39
56
64
4
10
71
27
33
147
9
Junction City Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
R-1
R-2
R-3
MHP
R-1
R-2
R-3
MHP
27
33
147
Hayfork Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
16
84
8
79
93
2
81
93
2
81
35
Trinity County General Plan
Zoning District
RR-20
RR-10
RR-5
RR-2.5
RR-1
R-1A
R-1
R-2
R-3
MHP
Total County
Total
Douglas City Development Potential By District
RR-20 RR-10 RR-5 RR-2.5 RR-1 R-1A
31
85
56
6
R-1
R-2
R-3
MHP
31
85
56
6
64
64
28
207
219
422
303
139
144
26
271
64
In reviewing all of the above it is very important to consider two additional factors. One, and
again, the above list is just the vacant lands and does not include literally hundreds of parcels that
have very minimal improvements (less than $20,000 in improvement values) on them. These
parcels would likely add many more potential developable parcels to address future housing needs.
Secondly, the calculations above do not consider many properties, again in the hundreds, which
may have a general plan designation consistent with residential development but remain “unzoned.” This County contains extensive areas that were never zoned following the adoption of the
land use element. Those parcels are typically zoned at the time of new significant development or
subdivision. Eventually, such lands will be zoned upon consideration of an updated General Plan,
however pending funding opportunities they will remain in reserve for future development.
Housing Element 6/12
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Trinity County General Plan
Capacity of Available Land by Zoning District
See attached Appendix 3
Analysis of Realistic Capacity
As shown in Appendix 3, many of the parcels within the county do not meet the minimum
parcel size dictated by the zoning district. Trinity County continues to allow development of
these parcels, which were pre-existing to the current zoning. Section 33.1 of the Trinity
County Zoning Ordinance considers a non-conforming parcel of land that does not comply
with access, area or width requirements for the zoning districts in which it is located to be a
lawful building site and may be used as a building site if it meets the criteria contained within
that section of the ordinance. The criteria state that the parcel has to have been a legally
created parcel under local ordinances or state law at the time of its creation; or it had to have
been a parcel legally created by deed prior to the enactment of the current zoning; or the
parcel is the result of an approved boundary line adjustment. Therefore, if there are 20
parcels in Lewiston that are zoned RR-1, but only one is actually one acre or more in size, the
other 19 could still be built upon, providing the soils are adequate for sewage disposal, and
there is a water source.
The last row in the table lumps all parcels still zoned Unclassified together. There are very
few instances when a parcel is deemed unbuildable. Trinity County's floodplain ordinance
allows development within 100-year floodplains as long as the development meets the
regulations of the ordinance. Slopes may be built upon, although engineering may be
required for foundations. If an entire parcel is encumbered by an active slide, or the entire
parcel exceeds a 30 percent slope, will not percolate for sewage disposal or there is no water
source, then it may be determined that the parcel is unbuildable. Some other hindrances to the
development of the Unclassified lands is their remote location, cost in obtaining access, cost
to truck building materials to the site, and general cost of site development.
For an in-depth discussion of constraints that can be a determining factor on realistic capacity,
see the following section under Non-Governmental Constraints - Environmental constraints.
Analysis of Governmental Constraints
Land Use Controls
The County administers minimal land use controls. The County does not have growth
controls, open space requirements, or any other land use controls outside of zoning on
residential development. The County’s zoning and development standards, such as height, lot
coverage, setbacks and parking are minimal and do not impede the ability to achieve the
maximum density within any given zoning district. For example, in the R-3 district, even
with the most conservative estimates, a multifamily development could easily achieve the
maximum density with 1,200 square foot unit sizes. The County does administer a courtyard
Housing Element 6/12
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Trinity County General Plan
requirement for multifamily that controls spacing between building, however, this standard is
negligible and does not constrain multifamily development. Further, the County does not
require minimum unit sizes beyond State health and safety standards and minimum lot or
parcel sizes are required to uphold sewage disposal standards.
Table III-3: Development Standards
RR
Maximum Density
2 units/acre
Minimum Side Setbacks
6 feet
Minimum Front Setback
20 feet
Minimum Rear Setback
20 feet
Lot Coverage
35%
Minimum Lot Size
1 acre
Parking
1
Height Maximum
40 feet
R-1
7 units/acre
5 feet
20 feet
20 feet
35%
6,000 sq. ft.
1
40 feet
R-2
14 units/acre
6 feet
20 feet
20 feet
40%
6,000
1
40 feet
R-3
22 units/acre
10 feet
20 feet
15 feet
40%
16,000
2
25 feet
Source: Trinity County Zoning Code
Codes and Enforcement
Trinity County has adopted the California Building Code. No additional regulations or
amendments have been adopted by the County that would hinder or add cost to development.
In this way, dwellings can be constructed by meeting the minimum state building code
without any added county-originated regulations and costs.
The county encourages voluntary compliance with the code. However, in those instances
where it becomes known that construction is being done without a permit, the county makes
an effort to bring the structure into compliance with the code to assure the health and safety of
present and future occupants. In addition, the County may investigate violations of the
building code on a complaint basis.
On/Off-site Improvement Standards
Existing vacant residential parcels require sewage disposal, water and access. Homebuilders
are not required to widen streets or put in sidewalks and gutters. Encroachment permits are
required for access onto state and county roads. Work and costs involved can range from zero
for an acceptable existing encroachment to several thousand after widening the driveway,
installing culverts and paving the entrance of the encroachment. Street improvements are
generally not required for home construction.
Trinity County has adopted the California Building Code. No additional regulations or
amendments have been adopted by the County that would hinder or add cost to development.
In this way, dwellings can be constructed by meeting the minimum state building code
without any added county-originated regulations and costs.
Housing Element 6/12
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Trinity County General Plan
The county encourages voluntary compliance with the code. However, in those instances
where it becomes known that construction is being done without a permit, the county makes
an effort to bring the structure into compliance with the code to assure the health and safety of
present and future occupants. In addition, the County may investigate violations of the
building code on a complaint basis.
The development of new parcels to serve potential development would be subject to approval
of a land division. The land division process typically includes the requirement to improve
land to address access, insure an adequate building site, and to provide for improvements that
will reduce other public costs to development. Within Trinity County, access improvements
are generally minimal in most areas, with the standard being compliance with State Fire Safe
Guidelines found in Public Resources Code 4290 et. seq. Typical right of way widths for
streets are 40 to 60 feet in width dependent on terrain, sufficient to accommodate two 9 – 10
foot lanes, with two foot shoulders, and gutters on both sides. In more rural areas, costs can
vary widely dependent on the location and the existing access.
The minimum cost is $150 for an encroachment permit and a typical residential driveway cost
can easily be $5,000 - $8,000 assuming a standard residential lot similar to the ones in the
more urban communities where earthwork has already been done on the lot to rough in the
driveway.
Potable water is required for domestic purposes. Two communities (Weaverville and
Hayfork) provide water through special districts. Other areas may have small private water
companies, or developers must rely on surface water, springs or wells. The costs involved in
developing water sources are as varied as the methods of supplying it.
Sewage disposal is similar to water requirements. Both Weaverville and Hayfork have sewer
districts, which require properties lying within the districts to hook to the system for health
reasons. The community of Lewiston has two private sewer companies that serve the smaller
subdivision parcels that would not have adequate room for an individual septic tank. All of
the remaining communities and outlying areas require individual sewage disposal systems. A
regular septic tank and leach lines are the only approved methods of sewage disposal in the
county. With materials and installation labor costs, these generally run a couple thousand
dollars.
Fees and Exactions
Trinity County permit fees are established to recover all or part of the cost of processing
permits. Fees administered by the County are minimal, administered in compliance with the
Mitigation Fee Act (Government Code Section 66000) and are not considered to significantly
affect the cost of residential development in Trinity County. However, some fees, such as
school fees in the northern part of the County, and Department of Fish and Game fees are
outside of the County’s control and can increase the cost of housing.
Building Permit Fees: Building permit fees can vary widely dependant on type and
quality of construction, project size, occupancies and a variety of supplemental fees
Housing Element 6/12
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Trinity County General Plan
that can be imposed dependent on the agency. For the purpose of this analysis the
following is a general comparison of fees charged by local agencies for building
permits for two sample cases and is based on available on-line information.. One, is
an 1,800 square foot single family dwelling, (SFD) with a 480 square foot garage.
The other is a multi-family dwelling (MFD), four 1,200 square foot units, with a 1,920
square foot garage. The permit price for this structure is based on a per unit cost.
Other factors such as utility connections for public water and sewer connection are
not provided as that can vary widely dependant on the individual district’s fees, as
are well and septic fees as the ultimate development costs for those facilities are can
also vary greatly making the costs for permits less of a relevant factor to consider.
Finally, school impact fees are not calculated as they too are location/district specific
and can vary from $0.00 to $2.91 per square foot.
Building Fees:
Siskiyou County Fees (2009)
Fee Category
Building Plan Check
Building Permit
Electrical
Plumbing
Mechanical
Seismic
CBSC
SFD
$970
$1,109
$133
$177
$44
$21
$8
MFD/unit
$515
$476
$86
$172
$39
$14
$5
Total
$2,462
$1,307
Trinity County Fees (2012)
Fee Category
Building Plan Check
Building Permit
Electrical
Plumbing
Mechanical
Seismic
CBSC
General Plan Maint.
SFD
$1,105
$1,701
$285
$189
$189
$18
$8
$508.78
MFD/unit
$565
$870
$194
$107
$107
$12.75
$5
$304.51
Total
$4,003.78
$2,165.26
Mendocino County Fees (2012)
Fee Category
Building Plan Check
Housing Element 6/12
SFD
$1,119.87
40
MFD/unit
$644.66
Trinity County General Plan
Building Permit
Electrical
Plumbing
Mechanical
Seismic
CBSC
General Plan Maint.
Planning Review
EH Review
Education Fee
Records Management
$1,099.20
$177.76
$145.60
$145.60
$17.60
$8
$709.93
103.00
$73.00
$108.66
$54.98
$552.11
$108.73
$108.73
$108.73
$22.94
$4.50
$491.23
$34.50
$18.25
$61.20
$62.12
Total
$3844.10
$2,217.70
Planning Fees: In conducting a comparison of fees it is important to realize that
each agency may have supplemental fees that are added on dependent on the type
of entitlement requested. Further, most agencies have protocols and requirements
that can vary by individual community within the jurisdiction, e.g. separate community
plans, historic/archeological standards, whether the permit is heard by a senior staff
member, the Planning Commission, and/or Board of Supervisors. CEQA
requirements also come into play dependant of the project.
In comparing the same three counties as above, the amount of variables range
widely. For example, Mendocino County has a much more complicated system of
fees and permits, including coastal development permits for the Coastal Zone. In
developing the numbers that follows the analysis focuses on the most simple
common set of factors that could be deduced from the available information in each
case. True fee costs could vary.
Siskiyou County
Fee Category
General Plan Amend
Rezone
Use Permit
Variance
Land Division < 4 pcls
Land Division > 4 pcls
Low
$1725
$1625
$450
$675
$1350
$2225
High
$2650
$2550
$1925
$1575
$2025
Trinity County
Fee Category
General Plan Amend
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Low
$3,910
41
High
same
Trinity County General Plan
Rezone
Use Permit
Variance
Land Division < 4 pcls
Land Division > 4 pcls
$3,577
$550
$1,760
$3,360
$4,060 +
same
$3,685
$3,520
$3,320 + $100lot
$4,060 = $50/lot
Mendocino County*
Fee Category
Low
High
General Plan Amend
$2,049
$4,464 + $90/hr
Rezone
$2,720 + 90/hour
Use Permit
$1160
$3,050
Variance
$1,020
$1.620
Land Division < 4 pcls
$2,514
Land Division > 4 pcls
$4,804+ $100/lot + $90/hr
 Mendocino has additional fees for projects that consume more than a specific
time frame. Further, there are many more types of fees (a total of a 28 page
fee schedule) and further potentially adds another 25+-% more for projects
within the Coastal Zone.
Fees are generally based on the cost of services. Services in both building and
planning permit types can require extensive travel time to the project sites which are
extremely isolated. Building fees are adjusted periodically based on valuation tables
established by the California Building Code. Planning fees are established on a fee
for service basis, the fees set as “averages.” This is typical for rural areas where
permit volume and entitlement policies are not as complicated as more urban
settings. Considering permit monitoring that is more and more required (and
expected) fees are likely a bit low.
Trinity County has undergone a dramatic reduction in staff in all land development
agencies, including building, planning and environmental health. Each of these
departments now has a professional staff of one. There is candidly little room for fee
reductions or other economic incentive to assist in providing housing.
Processing and Permit Procedures
The permit process can have a significant impact on housing production and costs. Lengthy
review periods can increase costs because material prices can rise and interest payments must
be made. Lengthy review can also frustrate builders and the County can lose job and housing
opportunities. For these reasons, Trinity County seeks to avoid unnecessarily lengthy review
periods and adheres to the time limits of the Permit Streamlining Act.
According to the Planning Department, most permits can be processed within four to six
weeks when an environmental review is not required. Building permits for new housing,
rehabilitation or additions can be approved in five to twelve working days. Further,
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Trinity County General Plan
legislative actions like conditional use permits and zone changes, which require state
mandated environmental review, take no more than three to five months. With most
processing of ministerial permits taking less than two weeks, permit processing times are
reasonable and necessary for sounds decision making and are not considered to significantly
hamper residential development
Table III-4: Timelines for Permit Procedures
Type of Approval or Permit
Conditional Use Permit, Director issued
Conditional Use Permit, Commission issued, no environ.
review
Conditional Use Permit, Commission issued, w/environ.
review
Zone Change
General Plan Amendment
Site Plan Review (building permit review)
Architectural Review (required only in historic districts)
Tract Maps (environmental review required)
Parcel Maps (environmental review required)
Environmental Impact Report
Other (typical building permit timeline)
Typical Processing Time
4 weeks
6-8 weeks
4 months
4 months
4-5 months
1-4 days
1-2 weeks
6-12 months
4-6 months
24 months
2 weeks
Source: Local Building and Planning Departments
Most of the development in Trinity County consists of individuals building a single-family
home. These are done by owner/builder or by a licensed general contractor. Occasionally, an
individual will build a house for speculation. Large private tract developments, with the lots
already built upon, have never occurred in the county. A building permit that is checked for
zoning compliance is all that is needed from the county to develop residential structures when
placed on residentially zoned parcels. There are no other committees or panels that review
building permits except in the historic districts. Within the historic districts, the exterior
design of the dwelling has to meet standards contained in the zoning code and have approval
from the Architectural Review Committee. This review is informal and can be accomplished
in less than seven days.
Several small multifamily developments have been built. The permit process typically takes
several weeks, mainly because plans need revising, or financing and design changes occur on
the developers end. The plan review process by the County can be accomplished and a
building permit issued in as little as five days if the building plans are complete.
Most subdivisions in Trinity County are by parcel map, creating no more than four parcels.
These subdivisions require approval of a tentative map before the parcel map can be
submitted for recording. With compliance of the California Environmental Quality Act
required for each application, the typical processing time for a parcel map is 3-4 months.
Minimal requirements are placed on the subdivision developer to provide proof of sewage
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Trinity County General Plan
disposal, water and access for each parcel being created. The access road standards create the
largest monetary burden on the developer, although even this is minimal, as most roads
require little more than widening and applying base rock. Paving, curbs and sidewalks in not
required for parcel maps.
There are very few subdivisions of five or more parcels submitted for approval in Trinity
County. The requirements for these larger subdivisions are basically the same as for parcel
maps. The major difference is the report required by the State Department of Real Estate.
Permit requirements for transitional housing is the same as for single-family use. The
emergency and transitional housing in the county consists of single-family dwellings or
duplexes. Existing structures are usually utilized, requiring no county permit. What little
seasonal farm worker housing that is needed is provided by the farmers. Second dwelling
permits can be obtained in the same manner as any other building permit for a dwelling as
long as the placement meets criteria for second dwellings, mainly that the zoning density is
not exceeded. There is no restriction on the size of the second dwelling.
Manufactured homes (mobile homes) are allowed in all residential districts of the county.
Certain areas have a Mobile Home Standards Overlay. This overlay contains year and
architectural standards. Area suppliers of manufactured homes have no difficulty in meeting
these standards.
Table III-5: Housing Types Permitted by Zoning District
Housing Types Permitted
RR
R1
Single Family Attached
C
Single Family Detached
P
P
Duplexes
Triplex
Multifamily (5+ Units per Structure)
Mobile Homes
Manufactured Homes
P
P
Second Units
P
P
Emergency Shelters
P
P
Single Room Occupancy
Transitional Housing
P
P
R2
CP
P
P
C
P
P
P
P
R3
P
P
P
P
P
C
P
P
P
P
P
Source: Local Zoning Code
Notes: P = Permitted Use C = Conditional Use Permit
Constraints on Persons with Disabilities
Trinity County requires compliance with the American Disabilities Act (ADA) on all
commercial buildings. Other than requiring compliance with ADA, the County has no
policies or regulations that would discriminate, hamper or make housing for persons with
disabilities difficult. There are no concentration restrictions for residential care homes, group
homes or other housing for persons with disabilities. State and federal law does not permit the
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Trinity County General Plan
County to regulate group homes of 6 or fewer residents. Group homes of 7 or more residents
can be permitted, with approval of a conditional use permit. However, the zoning code is not
explicit on these requirements and zoning will be amended (Program 6.2). The County’s
zoning code includes a definition of family which is not considered to constrain housing for
persons with disabilities, as follows:
Family: One or more persons occupying a premises and living as a single non-profit
housekeeping unit as distinguished from a group occupying a hotel, club, fraternity or
sorority house. A family shall be deemed to include necessary servants.
However, the County does not have a written procedure to provide reasonable
accommodation to persons with disabilities in zoning and land use. To facilitate housing for
special needs, zoning will be amended to establish a written procedure.
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Trinity County General Plan
Analysis of Non-Governmental Constraints
Not all constraints to development are governmental. Land costs, construction costs,
environmental constraints and financing all play a role in the equation of the feasibility of
building.
Environmental Constraints
Some land in Trinity County is unavailable for development because of environmental
features. These features either pose a hazard to those who may choose to build in the area or
diminish valuable resources. As a result, builders avoid these areas because they understand
the danger involved or do not wish to incur the added cost of building in these areas. These
features include geologic hazards, soils with low permeability, and excessive slopes.
These constraints affect land use categories that can accommodate single-family residences.
In most cases, the presence of these constraints will not preclude development of a singlefamily home on a minimum five-acre parcel, but may limit the placement of a home on a
parcel of an acre or less. Environmentally constrained lands may also limit the subdivision
potential of some parcels. Areas that permit multifamily units are not affected, as
environmentally constrained lands are not designated for such use.
 Geologic Hazards - The most common geologic hazard that must be considered in
Trinity County is the potential for wet season landslides and rock falls where man has
altered natural conditions. Soils on slopes of up to 50 percent contain the combination
of factors that could pose landslide problems when man's activities are superimposed on
natural conditions.
 Soils with low permeability rates - Most parts of the county are not served with public
sewer systems; and therefore, must rely on septic systems. In some parts of the county,
septic systems cannot be used because the soils have low permeability rates that prevent
effective operation of septic tank systems. Areas where groundwater is high or the soils
leach too quickly may also not support a septic system.
 Excessive slopes - In areas with a slope of 20 percent or more, improvements for
accessibility, site preparation and sewage disposal are very difficult. As a result, these
areas are generally avoided or more costly systems are required. Parcels with slopes in
excess of 30 percent, are generally undevelopable for residential purposes (Current
Environmental Health standards preclude development of septic systems on slopes
greater than 30 percent). Good portions of these lands are within Resource designated
lands that do not have significant residential development potential.
 Water quality - Some areas in the county lack sufficient water for development (either
surface or groundwater). In addition, there are areas where there may appear to be
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Trinity County General Plan
sufficient water but the potability is affected by heavy metals or minerals such as
arsenic, mercury, sodium, chloride and boron.
 Flood Hazard - Development in flood hazard areas can result in property damage and
loss of life. Additionally, if the county allows development in these areas, it also runs
the risk of losing its eligibility in the National Flood Insurance Program.
 Fire Hazard - Trinity County consists, primarily, of a mosaic of mixed conifer,
hardwood and chaparral woodlands located on moderate to steep mountain slopes. With
wet winters providing the moisture to stimulate vegetation growth, and hot, dry
summers that bring the vegetation to tinder status, both natural and man-caused fires are
common features in this landscape. The California Department of Forestry and Fire
Protection indicates that all areas are at risk of wildland fires, with much of the county
classified as high to extreme fire hazard severity. Consideration of fire safety and strict
adherence to Trinity County's Fire Safe Ordinance standards should be required,
especially when building outside the community centers.
Land Costs
Economic trends over the past decade have contributed to increased demand for land and
housing. As a result, land and housing costs have increased significantly in Trinity County.
These cost increases have been moderated somewhat by lower financing costs. The overall
impact, however, is that low- and moderate-income households find it more difficult to
purchase or rent housing in the county than a decade ago.
Land Costs - A review of residential land available for sale during the first six months of 2003
indicates that:

The average cost of a single-family lot (less than one acre) with public water and/or
sewer service is $31,460, with asking prices ranging from $23,500 to $39,000.

The average cost of a residential parcel of less than five acres with no public water or
sewer service is $35,968, with asking prices ranging from $7,000 to $68,500.

The average cost of a residential parcel of five acres or more is $86,777, with prices
ranging from $24,000 to $175,000.
Construction Costs
The Trinity County Building and Development Services Department has provided
information on the cost per square foot of constructing a single-family home. The cost ranges
from $85 to $120 per square foot, with the average cost being $100 per square foot. The
larger the dwelling unit, the lower the construction cost per square foot. Permit, school
impact, and utility connection fees add approximately $6,000 to $8,000 for a 2,000 square
foot house. Access improvements, power connection, well, and septic systems can add
another $15,000 to $25,000 to the cost of homes without access to water or sewer service.
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Trinity County General Plan
The average cost of a site-built, 2,000 square foot home with an attached garage in a
community area with public services is estimated at $152,000. The average cost of a similar
site-built home on several acres outside of a community with no public services, other than
power and phone, would cost $163,036.
A property owner can achieve significant cost savings by installing a manufactured home on a
permanent foundation. An October 1998 study (updated in March 2003) prepared for the
U.S. Department of Housing and Urban Development (Factory and Site-Built Housing: A
Comparison for the 21st Century) concluded than the average cost of a double-wide
manufactured home of 2,000 square feet was $97,845 installed on a permanent foundation on
an individual lot (not in a subdivision).
Rental apartments and second units can provide affordable rental alternatives. The cost of
producing a rental unit is estimated to be approximately $50,000 to $60,000 for a studio or
one-bedroom unit, $65,000 to $75,000 for a two-bedroom unit, and $80,000 to $95,000 for a
three or four-bedroom unit. Market rents necessary to support such costs would likely be
unaffordable to very low- and many low-income households. Regulatory incentives, financial
incentives, and financial assistance can bring these development costs down, as the county
has shown with two affordable rental apartment projects constructed since 1988. Ongoing
rental assistance, such as Section 8 housing vouchers, may be necessary in additional
incentives for rental apartment construction to maintain affordability for very low-income
households.
Services
 Water Supply - The lack of reliable water supply is a significant constraint in meeting
local housing needs. The situation is severe in many areas of the county. Many surface
water sources dry up during the latter part of the summer and fall, leaving users of these
systems hauling water for basic domestic purposes. Other areas, in addition to having
unreliable surface water, have no underground aquifers, leaving no guarantee that water
will be found each time a well is dug. A hydrologic study conducted by the California
Department of Water Resources (Water Resources and Future Water Requirements:
North Coastal Hydrographic Area, 1965), which provides information on the water
bearing ability of the Hayfork area reveals the following information, with similar
conditions being found throughout the county:
"The bedrock is non-waterbearing, and consists of a granitic intrusive near the
western edge of the valley and metamorphic rocks beneath the remainder of the
valley…. Water levels in the valley have not been measured over a period of time
and the amount of fluctuation is not known, but the level probably declines
considerably during the dry season. Domestic wells are subject to rather rapid dewatering at that time."
Several communities have special districts or private companies that provide community
water.
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Trinity County General Plan




The community of Weaverville is served with water by the Weaverville Community
Services District. They have ample water supplies to serve all the needs of current
and future water users within their district.
The community of Hayfork is served with water by the Trinity County Waterworks
District #1. The district covers the majority of the downtown area of the
community, but does not cover the outskirts.
The community of Lewiston is served by two small water companies. These
companies have reached or are nearing their maximum services. The remainder of
Lewiston utilizes surface water, wells or, if in a subdivision, is served by a small
community water system.
The rest of the small communities and outlying properties are in a similar situation
as Lewiston, relying on surface water, individual wells or small privately operated
community water systems.
 Sewage Disposal - The majority of the property in Trinity County is not served by
sewer. Individual sewage disposal systems are required, and their placement can be
limited by soil type; slope; and proximity to rivers, streams, springs and wetlands. The
communities of Weaverville and Hayfork have public sewer systems with adequate
expansion capabilities, while the community of Lewiston is served by a couple of
private sewer systems, which are at or nearing their capacity.
Availability of Financing
The primary factor related to home finance affecting housing affordability and availability is
the cost of borrowing money (interest rates). Historically, substantial changes in interest rates
have correlated with swings in home sales. When interest rates decline, sales increase. The
reverse has been true when interest rates increase. Over the past two decades, there has been
a dramatic growth in alternative mortgage products, such as graduated mortgages and variable
rate mortgages. These types of loans allow homeowners to take advantage of lower initial
interest rates and qualify for larger home loans. Even during periods of high interest rates,
these alternative products allow more buyers to qualify for homeownership, thus dampening
the swings in home sales that accompany changes in interest rates.
Nevertheless, the fixed interest rate mortgage remains the preferred type of loan, especially
during periods of low, stable interest rates. Most governmental programs that seek to increase
homeownership among low- and moderate-income households rely on loan products that
provide fixed interest rates below prevailing market rates, either for the principal loan or for a
second loan that provides part of the down payment for home purchase. Many programs offer
deferred second loans to facilitate homeownership.
Table III-8 summarizes the impact of interest rates on monthly housing costs. An increase in
the interest rate from six percent to ten can increase the monthly mortgage payment by 25
percent for a 15-year loan and 45 percent for a 30-year loan.
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Trinity County General Plan
Table III-8: Effect of Interest Rates on Housing Payments
15-Year Loan
30-Year Loan
Payment per
Payment per
Interest Rate
$10,000
Total Interest
$10,000
Total Interest
6%
$84.39
$5,189
$59.96
$11,583
7%
$89.88
$6,178
$66.53
$13,950
8%
$95.57
$7,202
$73.38
$16,415
9%
$101.43
$8,256
$80.46
$18,966
10%
$107.46
$9,343
$87.76
$21,593
Since the early 1990s, the advent of the Internet and other electronic communications has
increased consumer access to information on home loans and residential lenders, even in rural
areas poorly served by financial institutions.
Units At-Risk of Converting to Market Rate Uses
State legislation (Chapter 1451, Statutes of 1989) requires that all housing elements include
an analysis of at-risk housing within their jurisdiction. At-risk housing are those subsidized
rental units whose subsidy terms may expire within the next ten years. Many subsidized units
are multifamily rental units that provide below market rental housing. When the subsidies on
these units terminate, the owners of the properties may increase the rents of these units to
market rates. Should this occur, low-income housing might be lost, making it difficult for the
County to meet its goals for providing adequate housing.
In Trinity County, according to the California Housing Partnership Corporation, there are no
known units at risk in the ten year planning period (2009 to 2014).
Energy Conservation
Trinity County has recently adopted its Regional Transportation Plan (RTP) which
incorporates numerous energy conservation concepts into the future planning, design and
development of its transportation network. This plan parallels the California Transportation
Plan in that it provides a vision of goals and strategies for improving transportation services,
design, goals and policies by focusing on the promotion of the environmental quality,
economic vitality and social equity in development of this system. Consideration of land use
impacts and the relationship of transportation needs, alternatives and improvements are
brought together in future decision making. Numerous policies are provided in the RTP that
link land use development, energy impacts, greenhouse gas issues, efficiencies and
alternatives in transportation modes.
The development of the Housing Element, and really the whole of an updated General Plan
and RTP, have been and will be done with the intent to insure that policies in these
documents are interlinked to benefit future decision making. This incorporates the principles
of “Consider Health in all Policies” program.
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Trinity County General Plan
Further, the County is currently embarking on an effort to provide preference power from
Trinity Dam. Trinity Public Utility District (TPUD) manages local power (hydro) from the
dam and serves many areas of the community at a much reduced rate. The County and TPUD
are considering options to expand service areas not currently served by TPUD (Southern
Trinity and the Down River area) by forming a “Community Choice Aggregation” (CCA)
program. As currently envisioned, the County would establish itself as an “aggregator” for the
CCA. PG&E would still provide all services, but the source of the electricity would come
from the Western Area Power Administration (WAPA), which is hydro. The benefit is lower
electric costs applied to our entire county from a lower GHG source.
Natural gas is not available in the county except for a very small area in the southern part of
the county. Many households rely on propane for utilities and heat. Woodstoves are also a
main source of heat for a large portion of the households within the county.
Constructing new homes with energy conserving features, in addition to retrofitting existing
structures, will result in a reduction in monthly utility costs. There are many ways to
determine how energy efficient an existing building is and, if needed, what improvements can
be made.
Examples of energy conservation opportunities include installation of insulation and/or storm
windows and doors, installation or retrofitting of more efficient appliances and mechanical or
solar energy systems, and building design and orientation which incorporates energy
conservation considerations. Compliance with Title 24 will enable homeowners to reduce
energy consumption.
The Colusa-Glenn-Trinity Community Action Partnership of the Glenn County Human
Resources Department has a weatherization and utility assistance program for income
qualifying individuals.
Housing for Persons with Disabilities
Persons with disabilities have a number of housing needs related to accessibility of dwelling
units; access to transportation; employment, and commercial services; and alternative living
arrangements that include on-site or nearby supportive services.
The County ensures that new housing developments comply with California building
standards (Title 24 of the California Code of Regulations) and federal requirements for
accessibility. Trinity County Code, Title 15, Section 15.04.080 adopted the California Code
of Regulations Title 24, Parts 1-6 (Building Standards Administrative Code, Building Code,
Electrical Code, Mechanical Code, Plumbing Code and Energy Code in 2001 and all
amendments thereto and all subsequent editions thereof by reference.
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Trinity County General Plan
The State has removed any discretion for review of small group homes for persons with
disabilities (six or fewer residents). The County does not impose additional zoning, building
code, or permitting procedures, other than those allowed by State law. There are no County
initiated constraints on housing for persons with disabilities caused or controlled by the
County.
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Trinity County General Plan
Chapter Four: Review and Revise
State law (Govt. Code Section 65588) requires each local government preparing a housing element
to review and analyze: the appropriateness of its housing goals, objective, and policies; the
effectiveness of the housing element; and the progress of the county in implementation of its
housing element.
The 1992 Housing Element contained twenty-two specific programs designed to carry out the
overall goal of providing an adequate supply of sound, affordable housing units in a safe and
satisfying environment for both current and future county residents, regardless of race, age,
religion, sex, marital status, ethnic background or personal disabilities.
Progress and Effectiveness
Some of the programs from the 1992 housing element were policy oriented while others
required specific actions. The following list consists of a reinstatement of these programs as
well as the progress, effectiveness and appropriateness of each program.
1.1 The Planning Department will regularly review its permit procedure to reduce permitprocessing time.
The County is always looking at ways to speed up permit processing times. Since the
1992 Housing Element, the Building Department, Environmental Health and Planning
Departments have all moved into the same office building with a common counter. This
has eliminated the need for applicants to travel across town to take care of all their
permit requirements. Since the departments are all located within the same building,
coordination of permitting occurs in a more timely fashion. In addition, the Building
Department has implemented a process of initiating review of building permits for water
and sewer hookups, and fire code rather than have the applicant go to each of these
agencies for sign-off on their permit.
1.2 The Building Department will not impose any requirement for construction other than
those mandated by State laws or those necessary to maintain the health and safety of
citizens.
The Building Department requires that all buildings and homes constructed in the
county meet only the California Building Code. There have been no other special
county codes enacted with regards to building.
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Trinity County General Plan
1.3 When the County updates its general plan or any community plan, all development
policies, measures, and standards will be concise and clear.
This program assures that general plan policies are written in a form, which can be
readily understood. Policies that are clear and concise allow developers to know how
to design their projects to meet the county's development standards and needs. All
general plan policies are reviewed by staff, the public and Board of Supervisors before
being adopted. This ensures that each one is clear and concise.
2.1 Trinity County will continue to maintain an annual summary of housing production
activity.
The Trinity County Building Department has always maintained records on housing
production. In 1997-98, they began using a permit tracking software program that has
allowed them to keep more detailed records, and allowing for monthly printouts. The
information they provide is invaluable in tracking housing development.
2.2 Trinity County will waive County permit fees for Board of Supervisors supported
apartment projects in which 20% or more of the units are restricted to persons of low
income.
There were zero low-income restricted units constructed in the period of 1992-2003.
There was, however, one that was approved but yet to be constructed. Fees were not
waived on this project as grant monies paid for the permit fees. At present, the County
is looking at putting a moratorium on all fee waivers. With ever increasing budget
shortfalls and reduction in revenue from the State, the County needs to look at revising
this program.
2.3 Trinity County will continue to utilize the Trinity County Grants Department for the
development and rehabilitation of affordable housing units. Funding is anticipated
through Community Development Block Grants. (Estimated number of units to be
rehabilitated and conserved by 2010 is 20.)
4.1 Trinity County will encourage the inclusion of outdoor play areas in new multiple
family developments which are not within walking or biking distance of a community
park.
4.2 Trinity County will encourage the inclusion of units designed to accommodate
wheelchair bound, blind and other physically restricted persons in new or rehabilitated
multiple family projects of four units or more which are funded through Community
Development Block Grants or other federal/state sources
4.3 Trinity County will support the development of new housing units specifically designed
to meet the needs of the elderly by coordinating with efforts of the Golden Age Center.
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Trinity County General Plan
4.4 Trinity County will assist non-profit and other social service organizations such as the
Human Response Network to secure funding and provide shelter for homeless persons
and victims of domestic violence.
5.1 Trinity County will utilize the Housing Condition Report prepared by the Trinity
County Grants Department as baseline data to monitor the rehabilitation and repair of
housing units in Trinity County.
5.2 Trinity County will, through the Colusa-Glenn-Trinity Community Action Partnership,
actively seek federal and state funding for rehabilitation and weatherization of existing
housing stock.
5.3 Trinity County will waive permit fees for rehabilitation and repair of owner-occupied,
low-income housing units, which are supported by the Board of Supervisors.
6.1 Trinity County will continue its policy of allowing residential development in
Residential and Resource zoning classifications. This policy and the large number of
mobilehome placements more than meet the county's regional share. The County will
continue to encourage efforts of the Human Response Network to develop shelters for
the homeless.
7.1
Trinity County will direct persons with complaints of housing discrimination to the
appropriate state and federal agencies that handle such complaints. The Human
Response Network has discussed referral procedures with the County. Information
regarding housing discrimination will be made available at Trinity County libraries,
Golden Age Center, Human Response Network, Trinity County Planning Department
and Human Services Department.
7.2 Trinity County will only support housing programs that are in compliance with the State
Rumford Fair Housing Act and the Unruh Civil Rights Act which prohibit arbitrary
discrimination in housing.
Although there has not been much activity in the development of multifamily housing in
Trinity County, this program will always be applied. Housing discrimination will not be
tolerated. It is appropriate to continue with this program.
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Trinity County General Plan
Chapter Five: Summary of Conclusions
A review of the information proposed thus far reveals that there are several groups where housing
could be improved. Though most groups do not stand out with a significant need, households that
are overpaying continue to top the list. The number one factor contributing to this is the relatively
low pay secured by a majority of the population. This appears to be the result of the reduction in
resource related jobs and a shift toward retail and tourist related industries. These types of jobs
frequently require little training and, therefore, provide a lower rate of pay.
In addition to the need for lower housing costs, there is a need for more multifamily housing,
housing for the disabled, housing specifically for seniors and general rehabilitation of the existing
housing.
Noting the population of female-headed households with children that are at or below the poverty
level, indicates a need to provide multifamily housing units with adequate nearby affordable child
care.
Trinity County should continue to encourage the development of low and moderate-income
housing. Along with this effort, the county needs to look for existing, as well potential future,
lands that can be converted to multifamily residential zones to facilitate the development of this
type of housing.
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Trinity County General Plan
Chapter Six: Housing Program
Statutory Requirements
Local governments have the responsibility to adopt a program that implements the policies, goals
and objectives of the housing element through their vested powers, particularly over land use and
development controls, regulatory concessions and incentives and the utilization of financial
resources.
Programs are the specific action steps the locality will take to implement its policies and achieve its
goals and objectives. Programs must include a specific time frame for implementation and identify
the agencies or officials responsible for implementation. Effective program descriptions also
include:



immediate, short and long-term action steps,
proposed measurable outcomes,
specific funding sources, where appropriate
Housing Goal
To provide an adequate supply of sound, affordable housing units in a safe and pleasant
environment that enhance community quality of life for the present and future residents of the
County, regardless of race, age, religion, sex, marital status, ethnic background or disabilities.
HOUSING POLICIES
These policies should guide the objectives and programs necessary to fulfill the County's housing
goal:
A. Ensure there are an adequate number of housing units to meet the needs of its citizens.
B. Ensure that housing is affordable to all economic segments of the community.
C. Ensure that there are adequate sites and facilities available to support future housing
needs.
D. Ensure that there are housing units available to serve persons with special housing
needs.
E. Work diligently towards the rehabilitation of its housing stock and strive to replace
housing units in need of replacement
Housing Element 6/12
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Trinity County General Plan
F. Support community efforts and citizens in need of short-term emergency housing.
G. Prevent housing discrimination.
H. Continue citizen participation as part of the housing element preparation and revision
process and maintain consistency between all policies of the General Plan.
I. Ensure environmental justice is adhered to in the processes of providing housing.
OBJECTIVES AND PROGRAMS
Objective One: Accommodate the County's Housing
Allocation
The County has sufficient appropriately zoned lands to support all residential development
proposed by the State for the period between January 2008 and July 2014 in order to meet its share
of the State’s housing needs for this region. The County shall encourage overall production of
housing to meet this goal by taking the following measures:
Programs:
1.1
The Planning Department shall periodically review its permit procedures to increase
efficiency by reducing the cost and time of processing permits but still remain effective and
meet legal review requirements. This review will be conducted as part of the County’s
ongoing permit streamlining program.
Responsible Agency: Planning Department
Time Frame:
Review annually
Funding:
Permits fee, general fund
1.2
The Building and Development Services Department will not impose any requirement for
construction other than those mandated by State law or those necessary to maintain the
health and safety of citizens.
Responsible Agency: Building and Development Services
Time Frame:
Annually
Funding:
None necessary
1.3
The County shall provide information to developers of the funds available from state and
federal programs to provide low to moderate-income housing. Information brochures shall
be printed and made available at County offices, libraries and other public agencies, and
shall be posted on the County's website.
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Trinity County General Plan
Responsible Agency: Trinity County Grants Department
Time Frame:
Prepare brochures before July 2010, update annually
Funding:
Grants, general fund
Objective Two: Providing Affordable Housing
The California Department of Housing and Community Development approved a regional housing
allocation plan that requires Trinity County to accommodate 750 housing units between 2008 and
2014 as its share in meeting the State’s critical housing need. The County has taken steps to
address land use needs and infrastructure requirements for development. The majority of the
County (76%) is government land and not available for private development. Another 14% is
zoned for timber use or held in agriculture land conservation contracts, which cannot be used for
residential development. Out of the 10% remaining lands, very little is left unencumbered by
topographic constraints.
Programs:
2.1
The County will continue its support of the Trinity County Grants Department, which
assists developers and homeowners in obtaining grant funds for housing by providing data
and technical support and with resolutions of support and approval.
Responsible Agency: Board of Supervisors
Time Frame:
Annually
Funding:
Grants, general fund
2.2
The County will at least bi-annually encourage, support and assist agencies and developers
to apply for funds from available state and federal programs to provide low to moderate
income housing,. The County will provide support services such as:

Helping identify sites where low and moderate income housing will not conflict with
existing zoning regulations;

Applying for state and federal funds on behalf of housing providers when funding
sources require public agency involvement. Funds should include costs for building
permit fees and inspections;

Supporting funding applications by housing providers;

Offering regulatory incentives, such as density bonuses, for projects that include housing
units affordable to very-low and/or low-income households, provided that enforceable
commitments are secured to ensure that units continue as affordable housing for target
groups.
Responsible Agency: Grants Department, Planning Department
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Trinity County General Plan
Time Frame:
Funding:
2.3
At least bi-annually
State and federal grant programs (CDBG, HOME,
USDA Rural Housing Services)
Trinity County will adopt an ordinance to grant density bonuses and concessions or
incentives to development pursuant to Government Code Section 65915. The developers
shall demonstrate that the project will meet minimum building codes and other County
zoning and land use regulations. .
Responsible Agency: Building and Development Services, Board of
Supervisors, Planning Department
Time Frame:
Early 2013
Funding:
General fund
2.4
The County will continue to allow manufactured housing (mobile homes) on parcels zoned
for single family residences, maintain mobile home park zoning, and will not adopt
restrictions regarding their size or architectural features which would prevent manufactured
housing (mobile homes) from being placed in these areas.
Responsible Agency: Planning Commission and Board of Supervisors
Time Frame:
2009-2014
Funding:
None necessary
2.5
In an effort to better document the number of dwellings developed for various income
groups, the County shall prepare a proposal for providing information on the lot size,
dwelling size and number of bedrooms on the assessment rolls. A questionnaire could be
provided at the time of escrow to aid in the gathering of this information.
Responsible Agency: Assessor's Office, Board of Supervisors, title
companies
Time Frame:
2010, then review annually
Funding:
General fund
2.6
The County will continue to allow second units in conjunction with single-family
residences. To increase awareness of this housing option among the public and property
owners, the County will prepare an informational brochure promoting the benefits,
describing the zoning and town planning land use categories that permit second units, and
explaining the process for obtaining permits for second units. The County will make this
information available at County offices, libraries, and other public agencies and gathering
facilities, as well as on the County website.
Responsible Agency: Planning Department, Building and Development
Services Department
Time Frame:
2010, annually thereafter
Funding:
General Fund
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Trinity County General Plan
2.7
The County will establish a monitoring and early warning system for units at-risk of
conversion to market rate. The program will gauge owner interest in conversion, identify
units likely to be acquired and managed, identify and assist entities in preserving at-risk
units, respond to Federal and State notice and provide educational resources to tenants.
Responsible Agency: Planning Department, Health and Human Services,
Board of Supervisors
Time Frame:
By the end of 2010
Funding:
General Fund
2.8
The County shall meet with non-profit developers and other stakeholders bi-annually to
establish and implement a strategy to assist the development of housing affordable to
extremely low-income households. As part of this effort, the County shall also consider
prioritizing local financial resources and at least bi-annually seek and apply for State and
Federal funding specifically targeted for the development of housing affordable to
extremely low-income households, such as CDBG, HOME and USDA funds. The County
will provide concessions and incentives to assist the development of housing for extremely
low-income households such as increased densities, modifications to development
standards, priority processing and fee deferrals.
Responsible Agency: Planning and Grants Departments
Time frame: Ongoing and at least bi-annual contact, depending on funding
programs
Objective Three: Providing Adequate Sites and Services
The County shall provide adequate sites and services for development of housing units by rezoning
additional land for residential land use, and assist in the expansion of water and sewer facilities.
Programs:
3.1
Whenever the County updates it zoning ordinance, general plan or community plans, it shall
consider the need to provide additional land for various types of residential development.
Responsible Agency: Planning Department, Board of Supervisors
Time Frame:
Annually
Funding:
General Fund
3.2
The Planning Department will conduct land use surveys in community planning areas as
community plans are prepared or updated to identify vacant land that is residentially zoned
or has residential potential. The Planning Department will use this information to identify
lands that could support higher residential densities. The County will work with the
landowners to rezone an adequate supply of these lands to higher density residential uses.
Housing Element 6/12
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Trinity County General Plan
Responsible Agency: Planning Department, Planning Commission, Board of
Supervisors, Citizens oversight committee
Time Frame:
When community plans are prepared or updated, and
annually or as opportunities arise
Funding:
general fund
3.3
In an effort of any local community to improve their environmental health and housing
expansion possibilities by providing some form of community water and/or sewage
treatment facilities, the County will provide assistance and encouragement in the form of
supporting resolutions and providing assistance in obtaining grants.
Responsible Agency: Planning Department, Board of Supervisors, Grants
Department
Time Frame:
As projects are submitted
Funding:
Grants, general fund
3.4
The County will continue its policy of allowing residential development in residential and
resource zoning classifications, other than the Timberland Production zone (TPZ).
Responsible Agency: Planning Department, Board of Supervisors
Time Frame:
Daily, reviewed annually
Funding:
General fund
3.5
The County shall amend the Duplex and Multiple Family zoning districts so that
development of single-family homes is not allowed without a use permit to encourage
development of multiple family housing units on parcels with these zoning classifications.
Responsible Agency: Planning Department, Planning Commission, Board of
Supervisors
Time Frame:
2010
Funding:
General Fund
Objective Four: Maintenance, Rehabilitation, and Replacement
of Existing Housing Stock
Trinity County will continue to assist in the rehabilitation of substandard dwelling units and the
abatement of dangerous residential structures through code enforcement.
Programs:
4.1
Trinity County will utilize the housing condition report contained within the "Trinity
County Housing Needs Report, Trinity County, California, " prepared by Trinity County
Grants Department as baseline data to monitor the rehabilitation and repair of housing units
in Trinity County.
Housing Element 6/12
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Trinity County General Plan
Responsible Agency: Grants Department
Time Frame:
Annually
Funding:
Grants, general fund
4.2
The County shall apply for state and federal assistance for housing rehabilitation to finance
the rehabilitation of substandard homes in the County, and support the efforts of other
agencies in pursuit of this same effort. If funded, the County will continue its existing
housing rehabilitation program. In addition, the County will also support the efforts of
other agencies that offer home weatherization programs by providing information to the
public and referrals on the weatherization programs.
Responsible Agency: Colusa-Glenn-Trinity Community Action Partnership,
Grants Department, Planning Department
Time Frame:
Every two years
Funding:
CDBG, HOME, USDA Rural Housing Services
4.3
The County will continue to encourage voluntary code compliance by providing guidance
and technical assistance to residents who wish to make their own repairs. Local educational
and home repair clinics will be supported in their efforts. Fliers for clinics and seminars
will be made available to the public.
Responsible Agency: Building and Development Services, Board of
Supervisors
Time Frame:
Annually
Funding:
Permit fees, general fund
4.4
The County will continue to enforce the California Building Code, Fire Safe Codes, and the
Health and Safety Regulations.
Responsible Agency: Building and Development Services
Time Frame:
Daily application, review enforcement annually
Funding:
Permit fees, grants, general fund
Objective Five: Meeting Special Housing Needs
The County shall encourage the construction or placement of sufficient housing units necessary to
meet the needs of households with special housing requirements.
Programs:
5.1
Trinity County will encourage the inclusion of units designed to accommodate wheelchair
bound, blind and other physically restricted persons in new or rehabilitated multiple family
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Trinity County General Plan
projects of more than four units which are funded through Community Development Block
Grants or other federal/state sources.
Responsible Agency: Planning Department
Time Frame:
Review progress annually
Funding:
Permit fees, general fund
5.2
Trinity County will support the development of new housing units specifically designed to
meet the needs of the elderly by coordinating with senior advocate groups.
Responsible Agency: Planning Department, Grants Department
Time Frame:
Review progress annually
Funding:
Grants (CDBG, HOME, USDA Rural Housing
Services), general fund
5.3
Trinity County will assist non-profit and other social service organizations to maintain
funding and provide shelter for homeless persons and victims of domestic violence.
Responsible Agency: Planning Department, Grants Department, Board of
Supervisors, Health and Human Services
Time Frame:
Meet annually with social service providers
Funding:
General fund, grants
5.4
Trinity County recognizes that seniors and disabled persons are less likely to have the
number of cars that can be found in the average household. The county will amend the
zoning ordinance to allow for a reduction in the required parking for multifamily or group
housing developments that can demonstrate that they will be restricted to seniors and/or
disabled persons. The parking requirement for these developments will be reduced from 2
spaces to 1 space.
Responsible Agency: Planning Department, Board of Supervisors
Time Frame:
By the end of 2010
Funding:
General Fund
Objective Six: Facilitate Emergency Housing
Emergency housing and transitional housing have been identified as priorities amongst the social
service providers of the County.
Programs:
6.1
Continue to support and encourage the maintenance and development of emergency and
transitional housing for the citizens of the county, and provide assistance and
encouragement in obtaining grants.
Responsible Agency: Planning Department, Board of Supervisors
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Trinity County General Plan
Time Frame:
Funding:
6.2
On an as-needed basis
General fund
To facilitate housing for persons with special needs, the County shall amend zoning and
establish procedures as follows:

Add group homes and residential care facilities as permitted uses pursuant to state laws

The County will adopt written reasonable accommodation ordinance to provide
exception in zoning and land-use for housing for persons with disabilities. This
procedure will be a ministerial process, with minimal or no processing fee, subject to
approval by the Planning Director applying following decision-making criteria:

The request for reasonable accommodation will be used by an
individual with a Disability protected under fair housing laws.

The requested accommodation is necessary to make housing
available to an individual with a disability protected under fair
housing laws.

The requested accommodation would not impose an undue
financial or administrative burden on the County.

The requested accommodation would not require a
fundamental alteration in the nature of the County’s land-use
and zoning program.

Add transitional housing and supportive housing within the Code’s definition section,
and list as permitted uses within residential zone districts and shall be subject only to
those restrictions that apply to other residential dwellings of the same type in the same
zone.

Identification of emergency shelters as a use permitted without a conditional use permit
or other discretionary action in residential districts add emergency shelter within the
Code’s definition section.
Emergency shelters shall be subject to the same development and management
standards as other permitted uses in the residential districts, subject to the definition
established. In addition, the County may develop written, objective standards for
emergency shelters to regulate the following, as permitted under SB 2, as follows:
- The maximum number of beds/persons permitted to be served nightly;
- Off-street parking based on demonstrated need, but not to exceed parking
requirements for other residential or commercial uses in the same zone;
- The size/location of exterior and interior onsite waiting and client intake areas;
- The provision of onsite management;
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Trinity County General Plan
- The proximity of other emergency shelters, provided that emergency shelters are
not required to be more than 300 feet apart;
- The length of stay;
- Lighting;
- Security during hours that the emergency shelter is in operation.
Definitions of “emergency shelter”, “transitional housing” and “supportive housing”
will be added to the zoning ordinance as follows:
Emergency Shelter: A shelter or home run by a recognized public or non-profit entity
for the purpose of emergency housing, i.e. less than six months maximum occupancy,
under a declared public emergency. Such units may be established within any
residential zoning district and may provide housing up to 12 occupants. Under the
terms of the operations program, no individual or household may be denied emergency
shelter because of an inability to pay.
Transitional Housing: Transitional housing and transitional housing development
means rental housing operated under program requirements that call for the termination
of assistance and recirculation of the assisted unit to another eligible program recipient
at some predetermined future point in time, which shall be no less than six months.
Supportive Housing: Housing with no limit on length of stay, that is occupied by the
target population and that is linked to onsite or offsite services that assist the supportive
housing resident in retaining the housing, improving his or her health status, and
maximizing his or her ability to live and, when possible, work in the community (Health
and Safety Code 50675.14).
Responsible Agency: Planning Department
Time Frame:
Early 2013
Funding:
General fund
Objective Seven: Preventing Housing Discrimination
The County will not allow discrimination to interfere with the attainment of its housing goals and
objectives.
Programs:
7.1
Trinity County will direct persons with complaints of housing discrimination to the
appropriate state and federal agencies that handle such complaints. Information regarding
housing discrimination will be made available at Trinity County libraries, the senior centers,
Human Response Network, Planning Department and Health and Human Services.
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Trinity County General Plan
Responsible Agency: Planning Department, District Attorney
Time Frame:
Daily, review effectiveness annually
Funding:
General fund, grants
7.2
Trinity County will only support housing programs that are in compliance with the State
Rumford Fair Housing Act and the Unruh Civil Rights Act which prohibit arbitrary
discrimination in housing.
Responsible Agency: Planning, Board of Supervisors
Time Frame:
As projects occur, review annually
Funding:
General fund
Objective Eight: Safe Housing and Environmental Constraints
The topography of Trinity County creates constraints on development. There are times when
developers pursue subdividing marginal lands, which can end in catastrophe for both the future
homeowner and downstream or down slope adjacent landowners.
Programs:
8.1
The County will review subdivision proposals and other land development projects to
minimize flood damage to structures and utilities; prevent creation of new parcels which
have no building sites outside the 100-year floodplain; provide for adequate grading and
drainage for homesite development; and avoid areas with unstable soils, and high
groundwater affecting drainage or sewage disposal.
Responsible Agency: Planning Department, Building & Development
Services Department
Time Frame:
As applications for subdivision proposals are
submitted, as building permits are submitted
Funding:
General Fund
8.2
Each application for a residential building permit will be required to comply with Trinity
County's Fire Safe Ordinance to reduce fire hazard risks. Homeowners, contractors and
developers will be encouraged to follow additional recommendations on fire safety from the
California Department of Forestry and Fire Protection (CDF), the Trinity County Fire Safe
Council and their local fire department.
Responsible Agency: Trinity County Building and Development Services
Department, CDF, Fire Safe Council and local fire
departments
Time Frame:
As each residential building permit is applied for
Funding:
General Fund, State
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Trinity County General Plan
Objective Nine: General Plan Consistency and Citizen
Participation
The policies of all seven elements of the General Plan are required to be consistent with each other.
This type of consistency requires periodic review. In order to maintain the Housing Element's
consistency with the other elements of the General Plan, and to ensure citizen involvement and
review of the programs of the Housing Element, annual reviews will be made.
Programs:
9.1
The County will review the policies of their General Plan to ensure consistency.
Responsible Agency: Planning Department
Time Frame:
Annually
Funding:
General Fund
9.2
The County will hold annual meetings with the Housing Element Advisory Committee to
review the implementation and effectiveness of the programs with the element to ensure
continued public participation in the process.
Responsible Agency: Planning Department, Housing Element Advisory
Group
Time Frame:
Annually
Funding:
General Fund
Objective Ten: Environmental Justice
Environmental Justice means the fair treatment of people of all races, cultures, and incomes with
respect to the development, adoption, implementation, and enforcement of environmental laws,
regulations and policies.
Programs:
10.1
Each time a housing project is proposed, which may have an effect on a particular group or
neighborhood, efforts will be made to distribute information on the project to ensure that the
group or neighborhood is made aware of the project and the process and has the opportunity
to respond.
Responsible Agency: Planning Department, Building and Development
Services Department, Grants Department
Time Frame:
Whenever projects are proposed
Funding:
General fund, grants
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Trinity County General Plan
Quantified Objectives
State law requires the Housing Element to include quantified objectives by income level that,
at a minimum, address development (new construction), conservation (housing rehabilitation),
and preservation (of at-risk rental units). The County's quantified objectives for the period
2003 through 2008 are listed below.
Table VI-1: Quantified Objectives
Income Group
New Construction
Extremely Low
Very Low
Low
Moderate
Above Moderate
TOTAL
Housing Element 6/12
50
50
95
25
120
340
69
Rehabilitation
7
8
10
25
Conservation and
Preservation
19
19
26
64
Trinity County General Plan
APPENDIX 1
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Trinity County General Plan
Publications and Miscellaneous
Resources
AMERICAN PLANNERS ASSOCIATION (APA)
PUBLICATIONS
Small Can Be Beautiful
Popper, Deborah and Frank
Publication type: Planning
Date: 7/1/2002
Small towns across the nation are losing population; towns look for new ways to reinvent
themselves to attract newcomers and hold on to current residents lured by cities and the
suburbs. Also includes a discussion on "smart decline" and how to best funnel resources
to serve those who stay behind.
POPULATION PROJECTIONS & STATISTICS
small towns, rural, population, demographics
Above and Beyond
Campoli, Julie, Humstone, Eliz
Publication type: Planning
Date: 10/1/2001
MacLean, Alex
An excerpt from a new Planning Press book, this chapter from "Above and Beyond" looks
at the relationship roads and vehicles have with our small towns and rural areas. What is
good for the car is not necessarily good for a walkable downtown.
SMALL TOWNS & RURAL AREAS
planning, sustainable development, small towns, rural areas, preservation
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Trinity County General Plan
Small Towns Hang On
Fulton, William Shigley, Paul
Publication type: Planning
Date: 4/1/2001
Bishop, California, and the even smaller towns in Inyo County are more akin to other rural
communities in the West whose fortunes rose and fell with the timber, mining, and
ranching industries. Like many other towns surrounded by publicly owned land, Bishop
thrived because of its proximity to large veins of gold, silver, tungsten, and borax. Today
those minerals are still abundant. But with tighter regulations and changing markets,
small towns are learning they must change or become 21st century ghost towns.
SMALL TOWNS & RURAL AREAS
Bishop, California, small town, rural, mining, tourism, Salmon, Idaho, economic
development
Moving Mountains
Newman, Morris
Publication type: Planning
Date: 2/1/2000
Rural landowners in California's Sierra Nevada used to be faced with the difficult choice of
burdening their heirs with huge inheritance taxes or selling the land for development.
Now, some ranchers are using conservation easements to lower the assessed value of the
land and ban development.
EASEMENTS
Sierra Nevada, taxes, rural development, conservation easement
Small Town Survival Strategies
Jossi, Frank
Publication type: Planning
Date: 10/1/1997
In rural and small town America, the economic picture is decidedly mixed. Many small
towns look healthy, especially those in the West or within a short drive of large cities. But
others suffer from an unappealing location, poor access to interstates, crumbling
infrastructure, and little leadership. Those towns that are pushing forward are hoping that
technology, tourism, and a willingness to change will keep them healthy and growing.
SMALL TOWNS & RURAL AREAS
small towns, economic development, rural areas, tourism, technology
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Trinity County General Plan
A New Generation of Rural Land-Use Laws
Russell, Joel S.
Publication type: Zoning News
Date: 7/1/1996
This is a sequel to the June 1996 issue of Zoning News, which dealt with the need for a
new model for rural zoning. It examines three case studies from upstate New York
involving communities that have adopted flexible subdivision standards, used
conservation easements, and generally adopted clustering as a predominant approach to
lot design. An inset outlines a set of principles for rural zoning.
SMALL TOWNS & RURAL AREAS
rural, land-use, flexible lot subdivision, rural zoning, clustering, overlay, conservation
easement
The Need for New Models of Rural Zoning
Russell, Joel
Publication type: Zoning News
Date: 6/1/1996
Rural areas adopting suburban-style residential zoning often find that it fails to meet their
real needs for the preservation of rural and small town character. This article suggests
that what is really needed is a new model for rural zoning that emphasizes resource
preservation and aesthetics and pays less attention to separating commercial, residential,
and industrial uses, which may be more compatible in rural settings than in urban ones. A
large part of this new model rests on new urbanist and cluster development concepts.
SMALL TOWNS & RURAL AREAS
rural zoning, small towns, new urbanism, cluster development, preservation
Preserving Rural Character through Cluster Development
Corser, Susan
Publication type: PAS Memo
Date: 7/1/1994
A look at the potential for cluster development to create balance between human being
and natural process in rural areas. Contains a review of existing cluster ordinance
provisions for open space, water and sewage, lot size and density, site planning, and
implementation and incentives.
CLUSTER DEVELOPMENT
cluster, open space, subdivision, design, rural
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73
Trinity County General Plan
Rural Design Manual for Conservation and Development
Arendt, Randall
Publication type: Zoning News
Date: 10/1/1988
SMALL TOWNS & RURAL AREAS
rural design, conservation, rural development, rural zoning
When the Going Gets Tough: Economic Reality and the Cultural Myths of
Small-Town America
Hibbard, Michael Davis, Lori
Publication type: Journal of the American Planning Association
Date: 12/1/1986
This article is a case study of a single-industry small town that sees itself as a traditional
town. The authors first describe the history and economy of the town and then explore its
culture and community ideology and their implications for planning there and in similar
communities.
SMALL TOWNS & RURAL AREAS
SMALL, TOWNS, ECONOMIC, RURAL
I'll have My Town Medium Rural, Please
Dubbink, David
Publication type: Journal of the American Planning Association
Date: 12/1/1984
Years ago many planners looked forward to the creation of new settlements that would
blend the best of county and city. This article draws on such thoughts and on comments
made by leaders in two towns to explain some of the aspirations, achievements, and
contradictions of contemporary attempts to control growth
GROWTH MANAGEMENT-SMALL TOWNS & RURAL AREAS
GROWTH MANAGEMENT, RURAL
Designing and Applying Conservation Easements (Planner's Notebook)
Wright, John B.
Publication type: Journal of the American Planning Association
Date: 7/1/1994
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74
Trinity County General Plan
While the optimum role of conservation easements in planning remains unclear, data from
the experience of land trusts suggest the tool has sufficient potential to merit serious
consideration by planning professionals. Although planners are generally familiar with
conservation easements, more attention to how they are designed and applied in various
settings is needed to foster wider use. This article compares easements with other
techniques, discusses case studies of their successful use, and analyzes regional patterns
of easement use in the United States. A sample easement design is presented.
LAND TRUSTS - OPEN SPACE
conservation easements, land trusts
Conservation Easements: An Analysis of Donated Development Rights
Duerksen, Christopher J. Richman, Suzanne
Publication type: PAS Report
Date: 9/1/1993
Donated conservation easements protect over one million acres in the United States from
development. Planners, however, are poorly informed about the characteristics and
applications of this tool. This article defines conservation easements, traces their history,
and explains the easement acquisition process. It also outlines the advantages and
disadvantages of donated easements and discusses how planners can best use the
technique.
TREE PRESERVATION
Environmental conservation, computers-graphics, trees, habitat protection, landscaping,
site plan review
TDR-Less TDR: A Transfer of Development Rights Approach That
'Custom Fits' Transactions
Pruetz, Rick Maynard, Tom and Chris Duerksen
Publication type: PAS Memo
Date: 8/1/2002
Describes an ordinance that would involve calculating the dollar value of a TDR density
bonus (different between value of the receiving area with its base density and the value
with the density bonus), and then require the developer to spend all or a percentage of
the receiving site value on sending area preservation. Discusses the advantages and
disadvantages of this alternative approach, including ease of adoption, administrative
complexity, impact on TDR banks, and incentives
TRANSFERABLE DEVELOPMENT RIGHTS
TDR, transfer of development rights, fee-in-lieu, density bonus
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75
Trinity County General Plan
Transferable Development Rights: Cases, Statutes, Examples
Bredin, John
Publication type: PAS Memo
Date: 11/1/1998
Transfer of development rights means shifting the future development potential from one
piece of property to another. The fundamental legal issue with TDRs is the claim that they
constitute a taking without adequate compensation. This issue covers the two major
takings cases before the U.S. Supreme Court (Penn Central and Suitum), where it has
stood in the state courts, examples of TDR programs, state TDR enabling statutes, and
basic elements of successful TDR programs.
TRANSIT
TDR, transfer of development rights
OTHER PUBLICATIONS
Investing for Prosperity: Building Successful Communities and
Economies in the Sierra Nevada
Sierra Business Council
Date: July 2002
New guide to innovations for rural economic and community development
Planning for Prosperity: Building Successful Communities in the Sierra
Nevada
Sierra Business Council
1997
Winner of the American Planning Association’s prestigious Daniel Burnham Award,
Planning for Prosperity is designed to help decision-makers in the Sierra Nevada plan
wisely and effectively for their communities’ futures. The reference guide outlines
principles which, together, provide a new, more effective framework for land planning in
the Sierra, and also ensure the quality of the planning process itself. 115 pages.
Sierra Nevada Wealth Index
Sierra Business Council
1999 to 2000 Edition
SBC developed the Sierra Nevada Wealth Index to provide business leaders and other
decision-makers with a comprehensive report on our region’s assets. The Sierra Nevada
Wealth Index describes the social, natural, and financial capital which are the foundation of
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our region’s economy and, for the first time, makes it possible to gain an integrated
understanding of our region’s wealth. 124 pages
Sierra Nevada Resource Investment Needs Assessment: A Report by the
Sierra Nevada Conservancy Working Group
Sierra Business Council
July 2002
The Sierra Nevada is a resource of regional, statewide, national and even global significance.
However, as documented in various studies this magnificent mountain region’s unique
resource values are undergoing rapid change. Scientists and researchers from many
disciplines have evaluated the condition of the Sierra’s social, economic and natural resources
and identified needs and problem areas for further attention by land managers and other
decision-makers.
Planning in the Eastern Sierra: Improving Intergovernmental
Coordination, Public Involvement and Land Use Decisions
Sierra Nevada Regional Initiative, California Planning Roundtable and California Planning
Foundation
July 2002
Introduction to the Sierra Nevada Regional Initiative and the significant challenges facing the
Eastern Sierra, Alpine, Mono and Inyo Counties summarizing discussions, issues raised and a
range of policy choices identified in a workshop
INTERNET RESOURCES
Department of Housing and Community Development: The Clearinghouse
for Affordable Housing and Community Finance Resources
http://www.hcd.ca.gov/asw/FCH
The Clearinghouse is a source of information on over 200 housing programs, government,
private lenders and foundation grants. Each program listing identifies the goals, eligible
activities and type of funding, as well as such critical and timely information as application
deadlines and current funding availability.
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Sierra Business Council
http://www.sbcouncil.org/
The Sierra Business Council (SBC) is a nonprofit association of more than five hundred
businesses, agencies, and individuals working to secure the social, environmental and financial
health of the Sierra Nevada region for this and future generations.
SBC is a resource for
business leaders, government officials, and other decision-makers seeking solutions to local
and regional challenges. Our work includes research, policy analysis, public education,
leadership development, and collaborative initiatives with local partners.
California Rural Development Corporation
http://www.rurdev.usda.gov/nrdp/ca.html
The National Rural Development Partnership (NRDP) is a multi-faceted organization bringing
together partners from all levels of government as well as private for profit and non-profit
organizations to address the needs of rural America. Below you will find information explaining
the history, structure, and future of the NRDP.
State Rural Development Councils (SRDCs) are created by the agencies and organizations that
play a part in developing the rural areas of that state. As a result, federal, state, local, and
tribal governments, along with the non-profit and for-profit sectors, all play an important role
in the work of each State Council.
The State Rural Development Councils define their own mission, structure, operating
guidelines, and action plan. Headed by a full-time executive director, the SRDC relies upon
time and resources volunteered by its partner members to address critical community
concerns and to respond to fast-breaking opportunities.
United States Department of Agriculture – Rural Development (CA)
http://www.rurdev.usda.gov/ca/
USDA Rural Development serves as the lead federal entity for rural development needs, and
administers program assistance through three agencies: Rural Housing Service, Rural
Business-Cooperative Service and Rural Utilities Service. The USDA-Rural Development
mission is to enhance the ability of rural communities to develop, to grow, and to improve
their quality of life by targeting financial and technical resources into areas with greatest need
for activities with the greatest potential.
Contact Information:
USDA Rural Development State Office
430 G Street, Agency 4169
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Davis, CA 95616-4169
Phone: (530) 792-5800
Fax: (530) 792-5837
TDD: (530) 792-5848
Rural Community Assistance Corporation
http://www.rcac.org//
Rural Community Assistance Corporation (RCAC), a nonprofit organization, helps rural
communities in 13 western states. Rural Community Assistance Corporation is dedicated to
assisting rural communities achieve their goals and visions by providing them with training,
technical assistance, and access to resources. Most RCAC services are available to
communities with a population fewer than 50,000 and for the benefit of low-income people.
RCAC core services include capacity development, access to services, technical assistance,
training and advocacy.
Contact Info
Rural Community Assistance Corporation, Corporate office:
3120 Freeboard Drive, Suite 201
West Sacramento, CA 95691
Phone: (916) 447-2854
Fax: (916) 447-2878
Email: rcacmail@rcac.org
Website: www.rcac.org
California Contact Numbers:
Biola at (559) 843-2851, Murphys at (209) 728-3839, San Marcos at (760) 471-5612 and Ukiah at (707) 4624612
Housing Assistance Council (HAC)
http://www.ruralhome.org/
A nonprofit corporation headquartered in Washington, D.C., the Housing Assistance Council
(HAC) has been helping local organizations build affordable homes in rural America since
1971. HAC emphasizes local solutions, empowerment of the poor, reduced dependence, and
self-help strategies. HAC assists in the development of both single- and multi-family homes
and promotes homeownership for working low-income rural families through a self-help,
"sweat equity" construction method. The Housing Assistance Council offers services to public,
nonprofit, and private organizations throughout the rural United States.
Contact Info (Western Office)
131 Camino Alto, Suite D
Mill Valley, Calif. 94941
Tel.:415-381-1706
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Fax: 415-381-0801
Email: susan@ruralhome.org
Center for Rural Entrepreneurship
http://www.ruraleship.org/
The Center for Rural Entrepreneurship (Center) is a Rural Policy Research Institute (RUPRI)
National Research & Policy Center. The Center supports a five part agenda: outreach,
practice, research, policy, research and development. Outreach includes a free of charge
monthly electronic newsletter highlighting recent developments in the field of rural
entrepreneurship. To subscribe to Rural E News contact Taina at taina@ruraleship.org .
Contact Information:
Center for Rural Entrepreneurship
317 S 12th Street, Suite 200
Lincoln, NE 68508
Phone: 402-323-7339
Fax: 402-323-7349
California Farm Bureau Federation
http://www.cfbf.com/
The California Farm Bureau is California's largest farm organization with more than 95,000
member families in 53 county Farm Bureaus. It is a voluntary, nongovernmental, nonpartisan
organization of farm and ranch families seeking solutions to the problems that affect their
lives, both socially and economically.
Contact Information:
California Farm Bureau Federation
2300 River Plaza Drive
Sacramento, CA 95833
Phone: (916) 561-5500
Fax: (916) 561-5695
General Information: cfbf@cfbf.com
Housing and Urban Development (HUD), Office of Community Planning
and Development (CPD)
http://www.hud.gov/offices/cpd/about/cpdta/index.cfm
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The CPD technical assistance grants will help empower people in communities across our
nation to find local solutions to local problems. Instead of trying to come up with one-size-fitsall programs for communities of all shapes and sizes, the program intent is to help tailor HUD
programs to meet each community’s individual needs.
Organizations receiving the HUD grants will assist local non-profits, local and state
governments and other groups in all 50 states, the District of Columbia and the U.S.
Territories that have received or are seeking HUD funds to develop and implement improved
initiatives using the HUD assistance.
The training and advice funded by the grants – known as technical assistance – will be focused
on improving the local performance of HUD Community Development programs: Community
Development Block Grants, HOME, and Community Housing Development Organizations.
Technical assistance services primarily benefit communities and nonprofit organizations
currently participating in and receiving funds through one of the Community Development
programs.
Technical assistance providers are firms, for profit and nonprofit, and government agencies
who have demonstrated their expertise and their capability to provide the guidance and
training Community Development program participants can use. HUD has also assembled a
College of Experts from across the country. These are highly skilled professionals who are
available to provide one on one expertise to communities to help them craft creative ways to
accomplish local community development goals.
More Information on CPD’s resources can be found at www.comcon.org or 1(800) 998-9999 or
through the local HUD representative Steve Sachs at 415-436-6597.
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APPENDIX 2
List of Entities Qualified to
Preserve At-risk Units
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ORGANIZATION
California Human Development
Corporation
3R Real Estate
A. F. Evans Development, Inc.
Affordable Community Housing Trust
Alpha Property Management, Inc.
American Baptist Homes of the West
American Communities, Llc.
Bentall Residential LLC
Beyond Shelter Housing Development
Corp.
Brian L. Fitterer, Inc.
BUILD Leadership Development, Inc.
California Community Reinvestment
Corp.
California Housing Finance Agency
California Housing Finance Agency
California Housing Partnership
Corporation
Citizens Housing Corp
Community Housing Assistance Program,
Inc.
DML & Associates Foundation
EAH, Inc.
Foundation for Affordable Housing III,
Inc.
Goldrich & Kest Industries, LLC
HELP Development Corp.
Joshua's House
KDF Communities, LLC
Mercy Charities Housing California
Mercy Housing, Inc.
Housing Element 6/12
PHONE
NUMBER
CONTACT
PERSON
FAX
95403
90807
94104
95826
(707) 523-1155
(562) 989-3730
(415) 591-2210
(916) 381-2001
George Ortiz
Gary Kammer
Jack Robertson
M. McClenaghan
(707)
(562)
(415)
(916)
Los Angeles
Oakland
Redondo Beach
90058
94603
90277
(323) 231-4174
(510) 635-1786
(310) 798-5656
Francis Rath
Margaret Weitkamp
Frank Fonseca
(323)
(510)
(310)
Irvine
92618
(949) 753-0555
Ken Reiner
(949)
3255 Wilshire Blvd. Ste. 815
4770 Campus Drive, No. 200
1280 Bison Avenue, Ste. B9-200
Los Angeles
Newport Beach
Newport Beach
90010
92660
92660
(213) 251-2111
(949) 862-1500
(800) 883-6645
Andrea Davis
Brian Fitterer
Dwayne Green
(213)
(949)
(866)
225 West Broadway, Ste. 120
1121 L Street, Room 207
100 Corporate Point, No. 250
Glendale
Sacramento
Culver City
91204
95814
90230
(818) 550-9800
(916) 327-2731
(310) 342-1256
George Vine
Jim Liska
Kathy Weremiuk
(818)
369 Pine Street, Suite 300
26 O'Farrell St. #506
San Francisco
San Francisco
94104
94108
(415) 433-6804
(415) 421-8605
Matt Schwartz
Norrie Boyd, James Buckley
(415)
(415)
3803 E. Casselle Ave
6043 Tampa Ave, Ste. 101A
2169 E. Francisco Blvd., Ste. B
Orange
Tarzana
San Rafael
92869
91356
94901
(714) 744-6252
(818) 708-2710
(415) 258-1800
Ken Robertson
Myron Lieberman
Alvin Bonnett
(714)
(818)
(415)
2600 Michelson Dr, Ste. 1050
5150 Overland Avenue
30 East 33rd St
24111 NE Halsey St., Ste. 203
4685 MacArthur Court, Ste. 422.
1038 Howard St
Irvine
Culver City
New York City
Troutdale
Newport Beach
San Francisco
92612
90230
10016
97060
92660
94103
(949) 440-8277
(310) 204-2050
(212) 779-3350
(503) 661-1999
(949) 622-1888
(415) 553-6379
(949)
(310)
(212)
(503)
(949)
(415)
601 18th Avenue, Ste. 150
Denver
80203
(303) 830-3374
Tom or Deborrah Willard
Carole Glodney
John Maneval
Mark Miles
John Bernard
Janet Falk
Chuck Wehrwein/Jocelyn
Rodda
ADDRESS
CITY
3315 Airway Drive
3605 Long Beach Blvd.
100 Bush Street, Ste. 925
7901 La Riviera Drive
1755 East Martin Luther King
Blvd.
P.O. Box 6669
250 N. Harbor Drive, No. 319
8105 Irvine Center Drive,
Suite830
Santa Rosa
Long Beach
San Francisco
Sacramento
84
ZIP
CODE
Trinity County General Plan
(310)
(303)
National Affordable Housing Trust
National Church Residences
2335 North Bank Drive
2335 North Bank Drive
Columbus
Columbus
ORGANIZATION
ADDRESS
CITY
National Housing Development
Corporation
National Housing Trust
Newport Development, LLC
OSM Investment Company
Paramount Financial Group, Inc.
Petaluma Ecumenical Properties Inc.
Related Companies of California
10621 Civic Center Drive, First
Floor
P.O. Box 3458
9 Cushing, Ste. 200
5155 Rosecrans Avenue, Ste. 120
1655 North Main Street, Suite 220
1400 Caulfield Lane
18201 Von Karman Ave. Ste. 400
5150 E. Pacific Coast HWY., Ste.
600
24111 NE Halsey St., Ste. 202
Rancho
Cucamonga
Walnut Creek
Irvine
Hawthorne
Walnut Creek
Petaluma
Irvine
91730
94598
92618
90250
94596
94954
92612
(909) 291-1400
(925) 945-1774
(949) 923-7812
(310) 676-0451
(800) 850-0694
(707) 762-2336
(949)660-7272
David Garcia
Donna Kelley
Warren Allen
Michael Orwitz
Scott Fricker
Vera R. Ciammetti
William Witte
(909)
(925)
(949)
(310)
(925)
(707)
(949)
Long Beach
Troutdale
90804
97060
(562) 597-5541
(503) 661-1999
Dr. Laverne R. Joseph
Mark Miles
(562)
(503)
4521 Campus Drive, Ste. 204
651 29th St.
1544 W. Yale Ave
3129 6th St.
Irvine
San Francisco
Orange
Santa Monica
(949-719-9922
(415) 826-0301
(714) 282-2520
(310) 581-9043
Tracy Moses-Green
Ste.phen Matton
Bruce Solari
Gary Squier
(949)
(415)
(714)
(310)
Steadfast Properties and Development, Inc.
Survivors of Assault Recovery
The John Stewert Company
The Trinity Housing Foundation
Union Partners Realty Group, Inc.
20411 S.W. Birch Street, Ste.. 200
6333 College Grove Way F3
1388 Sutter St., 11th Floor
1399 Ygnacio Valley Rd. #21
24 Professional Center, Ste. 250
Newport Beach
San Diego
San Francisco
Walnut Creek
San Rafael
92612
94101
92687
90405
926601797
92115
94109
94598
94903
Sarah Metherell
Joyce Edge
John Stewert
Bill Leone
Michael McDonnell
(949)
none
(916)
(925)
(415)
William G. Ayyad, Inc.
Amador-Tuolumne Community Action
Agency
Christian Church Homes of Northern
California, Inc.
Christian Church Homes of Northern
California, Inc.
Redwood Community Action Agency
Rural Communites Housing Development
Corp.
9252 Chesepeake Dr., Suite 100
San Diego
92123
(949) 852-0700
(619) 582-4914
(415) 345-4400
(925) 939-5421
(415) 446-1811
(858) 244-0900x
103
Jamo Kennedy
(858)
935 South State Highway 49
Jackson
303 Hegenberger Road, Ste. 201
Oakland
303 Hegenberger Road, Ste. 201
904 G St.
237 E. Gobbi St
Retirement Housing Foundation
Shelem, Inc
Skyline Real Estate Development &
Acquisitions, Inc.
SLSM, LLC
Solari Enterprises, Inc.
Squier Properites
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85
43220
43220
ZIP
CODE
(614) 451-9929
(614) 451-2151
PHONE
NUMBER
Robert Snow
John E. Stock
(614)
(614)
CONTACT
PERSON
(209) 223-1485
Shelly Hance
(209
(510) 632-6714
William F. Pickel
(510
Oakland
Eureka
95642
946211419
946211419
95501
(510) 632-6714
(707) 269-2021
William F. Pickel
Kermit Thobaben
(510
(707
Mendocino
95482
(707) 463-1975
Tom Mon Pere
(707
Trinity County General Plan
Christian Church Homes of Northern
California, Inc.
Long Beach Affordable Housing Coalition,
Inc
Housing Element 6/12
303 Hegenberger Road, Ste. 201
Oakland
946211419
(510) 632-6714
William F. Pickel
(510
110 West Ocean Blvd., # 350
Long Beach
90802
(562) 983-8880
H. Kim Huntley
(562
86
Trinity County General Plan
COUNTY
LASSEN
LASSEN
LASSEN
LASSEN
MARIPOSA
MARIPOSA
MARIPOSA
MODOC
MONO
MONO
PLUMAS
PLUMAS
SIERRA
SIERRA
TRINITY
TRINITY
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ORGANIZATION
Christian Church Homes of Northern
California, Inc.
Community Housing Improvement
Program, Inc
Eskaton Properties Inc.
Northern Valley Catholic Social Service
Amador-Tuolumne Community Action
Agency
Christian Church Homes of Northern
California, Inc.
Self-Help Enterprises
Christian Church Homes of Northern
California, Inc.
Christian Church Homes of Northern
California, Inc.
Long Beach Affordable Housing
Coalition, Inc
Christian Church Homes of Northern
California, Inc.
Community Housing Improvement
Program, Inc.
Christian Church Homes of Northern
California, Inc.
Project Go, Inc.
Christian Church Homes of Northern
California, Inc.
Northern Valley Catholic Social Service
87
ADDRESS
CITY
ZIP
CODE
303 Hegenberger Road, Ste. 201
Oakland
946211419
(510) 632-6714
William F. Pickel
1001 Willow St
5105 Manzanita Ave
1020 Market St.
Chico
Carmichael
Redding
95928
95608
96001
(530) 891-6931
(916) 334-0810
(530) 241-0552
David Ferrier
Raymond Gee
Martha McCoy
935 South State Highway 49
Jackson
(209) 223-1485
Shelly Hance
303 Hegenberger Road, Ste. 201
P.O. Box 351
Oakland
Visalia
(510) 632-6714
(559) 651-1000
William F. Pickel
Peter Carey
303 Hegenberger Road, Ste. 201
Oakland
(510) 632-6714
William F. Pickel
303 Hegenberger Road, Ste. 201
(510) 632-6714
William F. Pickel
110 West Ocean Blvd., # 350
Oakland
Long
Beach
95642
946211419
93279
946211419
946211419
(562) 983-8880
H. Kim Huntley
303 Hegenberger Road, Ste. 201
Oakland
90802
946211419
(510) 632-6714
William F. Pickel
1001 Willow St
Chico
(530) 891-6931
David Ferrier
303 Hegenberger Road, Ste. 201
3740 Rocklin Rd
Oakland
Rocklin
(510) 632-6714
(916) 624-5705
William F. Pickel
Lynda J. Timbers
303 Hegenberger Road, Ste. 201
1020 Market St.
Oakland
Redding
95928
946211419
95677
946211419
96001
(510) 632-6714
(530) 241-0552
William F. Pickel
Martha McCoy
Trinity County General Plan
PHONE
NUMBER
CONTACT
PERSON
APPENDIX III
VACANT LAND INVENTORY
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