Summary of Conclusions

SUMMARY OVERVIEW

Housing element law essentially consists of two main components guiding the preparation of the Housing Element: analysis of housing needs, resources and constraints, etc. (Government Code Section 65583(a) and housing programs (Government Code Section 655/83(c). A meaningful housing element strongly reflects a community’s needs by drawing a tight connection between the analysis of housing needs and the development of housing programs to address those needs.

This section summarizes housing needs, resources and constraints for the unincorporated area of Mono County and develops priorities for program actions and strategies.

Population Characteristics

Population Growth

Population growth in the unincorporated areas of Mono County was rapid from 1980 until 2000, when it slowed considerably. In recent years, the growth rate in the unincorporated area has remained steady. Population growth in the unincorporated areas is anticipated to continue, due to the continuing need for low- to moderate-income housing for workers and professionals employed in the county and the higher cost of living in the Town of Mammoth Lakes.

Population growth is anticipated to continue in the Long Valley and Wheeler Crest areas due to the resort growth in Mammoth Lakes and the associated need for low- to moderate-income housing. Population growth may also occur in the Tri-Valley area due to increased housing pressure from the Bishop area and the Antelope Valley due to increased pressure from Nevada.

Ethnicity

The population in the unincorporated area of Mono County remains predominantly white (76.1% of the population), with 16.6% Hispanic, 3.5% American Indian and the remainder other races.

The percentage of the population identifying themselves as Hispanic or Latino, rose between 2000 and 2010 from 12.4% to 16.6%. This population is fairly evenly distributed throughout the county's communities.

The State Department of Finance is projecting that the Hispanic population in the county will rise dramatically over the next twenty years, to 30.7% of the total County population in 2020 and 42.9% of the total in 2060. The rise in the Hispanic population could impact housing in the unincorporated area, as many of the Hispanic population tend to be lower paid service workers in need of low- to moderate-income housing.

Age

The median age in the unincorporated area continued to increase from 33 in 1990 to 40.1 in 2000 to approximately 45.2 in 2010. The number of seniors 65 years and older increased from 12% in 2000 to 14.2% in 2010.

Coleville had the highest percentage of children under age 18, due to the Marine Corps housing. Antelope Valley also had the highest percentage of seniors 65 years and older. The Long Valley/Wheeler Crest and Tri-Valley planning areas also had high percentages of children under age 5 and seniors 65 years and older.

The State Department of Finance is projecting that the population in the county will age over the next twenty years, with the percent of the total County population that is elderly (65 years and over) rising from 14.2% in 2010 to 18.2% of the total in 2060.

KEY FINDINGS – POPULATION

Population in the unincorporated area is continuing to grow but at a slower rate than in the past. Population pressures are strong in Long Valley/Wheeler Crest and Tri-Valley (particularly Chalfant). Much of the population pressure is a result of continued resort growth in Mammoth Lakes and the associated need for low- to moderate-income housing.

The Hispanic population is growing throughout the county.

The population in the unincorporated area is aging.

Household Characteristics

Household Growth

The number of households in unincorporated Mono County continues to increase. Average household size for the unincorporated area in Mono County decreased slightly from 2.51 in 1990 to 2.42 in 2010. Coleville had the highest average household sizes with 2.89 persons; McGee Creek and Paradise had the lowest average household sizes.

Household Tenure

The overall number of renters in the unincorporated area decreased from 40% of all households in 1990 to 32% of all households in 2010.

Occupancy

Mono County has a high vacancy rate due to the large number of vacation homes and seasonal use units in the area. In 2010, vacant seasonal units made up 32.7% of all units in the unincorporated area and much higher percentages in some communities. June Lake has the highest seasonal vacancy rate of 59.4%.

Some communities have very high percentages of owner occupied units, Paradise, Swall Meadows and McGee Creek all are over 90% owner occupied.

Overcrowding

An overcrowded household is a housing unit occupied by more than one person per room (not including kitchens and bathrooms). Units with more than 1.51 persons per room are considered severely overcrowded and indicate a significant housing need.

Overcrowding is not a significant housing situation in unincorporated Mono County. In 2010, there were a total of 47 overcrowded households. Of those 47 households, 57% were renters. Less than 1% of all households in the unincorporated area were severely overcrowded in 2010. Of the 20 households identified as being severely overcrowded, all 20 were renter households.

Extremely Low-Income (ELI) Households

Data on the number of extremely low-income households in the county are available through HUD’s Comprehensive Housing Affordability Strategy (CHAS), which utilizes census data from 2010. According to CHAS data, in 2011, there were approximately 442 extremely-low income households in the unincorporated area, 17.4% of the total number of households, a large increase from 2000 when 7.5% of households were considered extremely low income. 37% of the extremely-low income households were renters; 63% were homeowners. The households renting comprised a variety of household types, elderly, small and large related households, and small and large non-related households.

Overpayment

Households are considered to be overpaying for housing if payments for rent or mortgage are 30% or more of household income. The number of lower-income households (those at or below 80% of the median income) overpaying is of special concern. In 2010, the median household income for unincorporated Mono County was $79,600. Of the extremely low income households, 88% are considered to be overpaying for housing.

Disabled Persons

The disabled population in Mono County is not a significant portion of the total population. Several social service agencies in the area provide services to the disabled population; i.e., the Inyo Mono Association for the Handicapped (IMAH), the Inyo Mono Area Agency on Aging (IMAAA), Kern Regional Center, the Inyo Mono Advocates for Community Action (IMACA), and the Mono County Department of Social Services. Due to the large size of their service areas and the relatively small numbers of clients, their services are prescriptive in nature and needs are addressed on an individual basis. There is no need in the unincorporated area for group housing for disabled persons at this time.

Seniors

There were 845 seniors (65 years and older) in unincorporated Mono County in 2010, 14.2% of the total population. The home ownership rate for seniors was 95.7%. In addition, only 18 seniors had incomes under the poverty level in 1999.

Large Households

Large households are defined as households with more than five persons. Overcrowding is not a significant housing situation in the unincorporated area of Mono County, with only 47 households estimated to overcrowded. Of the 47 households identified as overcrowded, 20 of those were identified as severely overcrowded.

Large households (5 or more persons) are located throughout the county but predominantly in Antelope Valley, Long Valley and Tri-Valley. These areas have large numbers of children and teenagers. There are 502 large households countywide.

Farmworker Housing

While the acreage in farms in Mono County declined between 1997 and 2007, from 68,813 acres to 44,610 acres, the number of farms increased from 63 to 84. The average size of farms decreased from 1,092 acres to 531 acres; hired farm labor decreased from 121 farmworkers on 26 farms to an undisclosed number of workers on 22 farms.

Large farm owners and ranchers in the Antelope, Bridgeport and Hammil valleys hire a limited number of farmworkers and ranch hands. Housing for most of these employees is provided on site.

Female-Headed Households

In unincorporated Mono County, there were 145 female-headed households in 2010. Of the 145 female-headed households, 0 were under the poverty level according to ACS data, however that number is likely underrepresented due to low sample size.

Emergency Housing

Mono County does not have a large homeless population, largely due to the severe winter weather conditions. The Mono County Department of Social Services estimates that it has approximately one homeless assistance case per year, usually a family displaced for a short time each year. The Mono County Department of Social Services and the Inyo Mono Advocates for Community Action (IMACA) provide rental assistance and shelter for homeless persons.

Mono County does not have any homeless shelters, due to the low numbers of homeless persons. In addition, the social services that are provided are not concentrated in one location, making it difficult for a homeless person to utilize them, especially since there is only limited public transportation within the county and the town of Mammoth Lakes. Current services are adequate for the needs in the area.

KEY FINDINGS – HOUSEHOLDS

The number of households in the unincorporated area is continuing to grow as the population grows.

The number of renters is decreasing.

Average household size remains approximately the same.

The unincorporated area continues to have a high vacancy rate due to the large number of seasonal use units throughout the county.

Overcrowding is not an issue in Mono County.

Overpayment occurs in Mono County, including many renters. Some households overpaying have moderate-level incomes.

Affordable housing for low- and moderate-income households has been identified as the single most important housing issue throughout the county.

Housing needs for special population groups in Mono County are not a priority concern.

Disabled persons are not a significant portion of the population – their housing needs are addressed by regional social service agencies.

Seniors in Mono County are predominantly homeowners.

There are few large households and overcrowding is not a problem.

There are relatively few farmworkers and housing is generally provided for them.

The number of female-headed households is decreasing slightly, and many of them have incomes above the poverty level.

There are no permanent emergency shelters in Mono County and generally only one or two homeless assistance cases in the unincorporated area per year.

Employment

Employment Trends

Mono County's overall employment is dominated by leisure and hospitality services, retail trade and government industries. Industry projections from the California Employment Development Department for the Eastern Sierra Region estimate that job growth in the area between 2004 and 2014 will be strongest in Leisure and Hospitality Services, Government, Retail Trade, and Trade, Transportation and Utilities.

Employment trends for the unincorporated area vary from the county as a whole with higher percentages in agriculture, construction and mining (particularly mining), manufacturing, transportation and public utilities, and services, and lower percentages in wholesale trade, retail trade, finance, insurance, real estate and government.

Income

The overall median household income in the unincorporated area in 2010 was $79,600. The median household income varied significantly, however, throughout the county depending on the area and the age of the householder, with the southern half of the county having generally higher overall income levels.

Poverty

The total number of persons with income below poverty level in the unincorporated area decreased from 563 in 1989 to 438 in 1999. The number of persons with income below poverty level decreased for all age groups, except 18-64 years old, which increased from 282 to 292 persons, and in all planning areas, except June Lake, which increased from 30 to 39 persons and Long Valley/Wheeler, which increased from 19 to 38 persons. ACS data for poverty has not yet been released for Mono County.

KEY FINDINGS – EMPLOYMENT

Mono County's overall employment continues to be dominated by leisure and hospitality services, retail trade and government.

Major employment centers are located in Mammoth Lakes (services, retail trade, government), June Lake (seasonal services and retail trade) and Bridgeport (government). Despite the availability of Commercial (C) and Mixed Use (MU) zoning throughout communities in the unincorporated area, it is unlikely that sufficient jobs will develop to eliminate the need for workers to commute to jobs outside their communities.

The overall median household income in the unincorporated area in 2010 was $79,600. The median household income varied significantly, however, throughout the county. The total number of persons and families with income below poverty level decreased between 1989 and 1999.

Housing Characteristics

Housing Types

Housing in unincorporated Mono County is predominantly single-family detached units and mobile homes. Since 1990, all types of housing in the unincorporated area increased except for single-family attached units and mobile homes. During that period, multifamily units had the greatest percentage increase, with an increase of 41% from 1990-2010.

Housing Stock Conditions

The Mono County Community Development Department has completed a comprehensive Housing Condition Survey for the unincorporated area of the county. In general, Mono County's housing stock is in fair to good condition. Approximately 60% of all housing units in the unincorporated area have been built in the past 30 years. There are areas in the county, however, where maintenance and rehabilitation of the housing stock is an issue.

KEY FINDINGS – HOUSING CHARACTERISTICS

Housing in the unincorporated area of Mono County is primarily single-family residences including mobile homes. Between 1990 and 2010, the number of multifamily units had the highest percentage increase of any type of housing.

In general, Mono County's housing stock is in fair to good condition. Approximately 60% of all housing units in the unincorporated area have been built in the past 30 years.

Regional Housing Need

Regional Housing Need

The Department of Housing and Community Development (HCD) established Regional Housing Needs for the unincorporated area of Mono County for the planning period (2014-2019): 9 units for very low-income households, 7 units for low-income households, 9 units for moderate-income households, and 19 units for above moderate-income households.

KEY FINDINGS – REGIONAL HOUSING NEED

In contrast to prior planning periods for the housing element, housing starts have slowed dramatically in the county. Housing starts have averaged only 13 per year since the housing crash of 2008.

Due to the slowing in housing starts, Mono County has made little progress in meeting the identified regional housing needs. The remaining housing need is 58 units for very low-income households, 47 units for low-income households, 28 units for moderate-income households, and 33 units for above moderate- income households.

Land Use Inventory

Physical and Environmental Constraints

There are areas within Mono County that are unavailable for residential development because of site constraints such as natural hazards or environmentally sensitive lands. The high cost of building on these lands, coupled with environmental constraints, in many cases would make them unsuitable for development. Development in the following areas may be prohibited by the county's General Plan and/or Land Development Regulations, by requirements of other state or federal agencies, may present a hazard to those who choose to build in the area, or may impact valuable resources and require costly mitigation measures: remote locations without reasonable access or available public services, hazard-prone areas (avalanche-prone areas, fault hazard zones, geologically sensitive areas, flood plains), areas with low permeability soils unsuitable for septic systems, and environmentally sensitive areas (wetlands, stream corridors, sensitive wildlife habitat, areas with endangered plant species).

Zoning for Lower Income

Mono County has several land use designations that provide density bonuses for affordable housing and that are intended to provide for the efficient use of land and to increase opportunities for affordable housing. The following land use designations promote the provision of affordable housing: Multi-Family Residential-Low, Moderate, High (MFR-L, M, H); Mixed Use (MU); and Commercial Lodging-Moderate, High (CL-M, H).

Infrastructure Availability

Much of the land available for residential development in the unincorporated area requires individual septic systems and wells. Some areas of the county have small community water systems but still require individual septic systems; other areas have community sewer systems but require individual wells.

Lahontan Regional Water Quality Control Board's (RWQCB) water quality regulations affect the minimum lot size on which development can occur depending on whether community water and/or sewer systems are available. If community water is available, but individual septic systems are required, the minimum lot size required by RWQCB is 20,000 square feet. If both individual wells and septic systems are required the minimum lot size is 40,000 square feet.

In some areas in the county where individual lots are 7,500 square feet, these requirements make it necessary to have more than one lot to build a house. Some areas of the county also have soils that are not conducive to standard septic system designs. Those areas may require additional septic system improvements that increase the cost of building.

Redevelopable Sites

Mono County has sufficient undeveloped sites available to meet its identified regional housing needs. There is no need to include redevelopable sites as part of this analysis.

Sites & Zoning that Facilitate Housing for Farmworkers & Homeless

The Agriculture (AG) designation allows farm labor housing without any type of development permit, other than a building permit. The Scenic Area Agriculture (SAA) designation also allows farm labor housing without any type of development permit, other than a building permit, to the extent the development complies with the Mono Basin National Forest Scenic Area Private Property Development Guidelines and with the Compatibility Determinations for Proposed New Commercial Uses and Developments. There are many acres of agriculturally zoned land in Antelope Valley, Bridgeport Valley, and Tri Valley.

The Mono County Land Development Regulations do not specifically address housing for homeless since there is not a significant homeless population in the county. Zoning designations that allow for multiple-family residential units; i.e., Multiple-Family Residential (MFR-L, M, H), Mixed Use (MU), and Commercial Lodging (CL-L, H) would also provide for homeless housing if it becomes necessary.

Realistic Capacity

Mono County's Land Use Element, in Chapter V, Projected Buildout, discusses land available for development by zoning district and the realistic buildout figures for that land. Tables show projected buildout figures for each community area and for the private lands outside community areas. These tables note where maximum densities are not realistic based on environmental constraints, lack of infrastructure, lack of access, and/or community desire to keep large parcels of agricultural land as open space. Realistic capacity is also addressed in Appendix B for specific income groups.

KEY FINDINGS – LAND USE INVENTORY

Water and sewer systems are available in some communities. If individual septic systems are required, the minimum lot size required is 20,000 square feet. If individual wells and septic systems are required, the minimum lot size is 40,000 square feet. In some areas of the county, these requirements make it necessary to have more than one lot to build a house.

Mono County has sufficient undeveloped sites available to meet its identified regional housing needs. There is no need to include redevelopable sites as part of this analysis.

Mono County's Land Development Regulations allow farm housing and multifamily residential units, such as homeless housing, in several land use designations. There are many acres of agriculturally zoned land in the county. There are not significant homeless or farm workers population in the county, however, so those types of housing are not a high priority.

Maximum densities are not realistic in some areas based on environmental constraints, lack of infrastructure, lack of access, and/or community desire to keep large parcels of agricultural land as open space. These areas are generally outside of established communities. Within many communities, maximum densities are realistic due to lack of environmental constraints, adequate services and access, and higher density designations.

Governmental Constraints

Land Use Controls

Mono County's Land Use Designations and Land Development Regulations, which are integrated into the Mono County Land Use Element, provide for residential development throughout the unincorporated portion of the county. The county's Land Use Element, including the Land Development Regulations, does not contain any growth-control measures. Development standards, including permitted uses, lot size, lot dimensions, lot coverage, setbacks, density, building heights, and parking requirements have remained consistent since the early 1990s and have not been identified as constraints to development. Although Mono County's land development regulations and development standards have not been identified as constraints to development, there may be opportunities to increase the flexibility of those regulations in order to increase housing opportunities countywide.

Requirements Imposed by Other Agencies

A number of other agencies (e.g., Southern California Edison, Lahontan Regional Water Quality Control Board, U.S. Army Corps of Engineers, California Department of Fish and Game) impose land use controls that affect development in Mono County. These regulations may constrain development by affecting the location and/or cost of development.

Codes and Enforcement

The Mono County Building Division enforces current building, plumbing, mechanical, electric and energy codes. Development must also comply with seismic, wind, soils, energy conservation, and sound transmission control standards, which have been established on a countywide basis. Building Code requirements are generally state standards and do not create a constraint to the development of housing.

The County has an ongoing code compliance program to ensure compliance with the County Code, including the Mono County Land Development Regulations, and the codes enforced by the Building Division. It does not create a constraint to development.

On-/Off-Site Improvement Standards

On-site improvements for residential construction are generally limited to improvements required by the county's Fire Safe Regulations, and septic and water improvements required by the county Health Department or by local sewer and water providers. These required improvements are based on state requirements and do not create an additional constraint to development. Local fire departments may also require additional on-site improvements. Off-site development requirements for residential construction are generally limited to collection of school district fees and fire protection mitigation fees in areas within fire protection districts.

On-site improvements for subdivisions and land divisions may include the above requirements as well as additional requirements depending on the size and type of the proposed subdivision. Due to the environmental sensitivity of much of the land in the county, additional development requirements may be imposed through the environmental review process on discretionary projects (this does not apply to the construction of a single-family residence by an individual). Additional development requirements to mitigate significant environmental impacts from a proposed project may increase the overall cost of the project that in turn may increase the cost of housing within the project.

Fees and Exactions

Mono County collects development fees and building permit fees to cover the actual cost of services rendered. While they increase the cost of housing, they are not a constraint to development. The County streamlined its permit processing in order to expedite the development process and minimize the fees involved in a project and is now in the process of switching to electronic permit processing in order to streamline the process further. The County may also require the following land dedications and exactions, depending on the location and type of the development: street rights of way, public utility easements, open space and trail dedications, snow storage easements, employee housing.

Total fees for a typical single-family and multifamily development will vary depending on where in the county the project is located. Typical fees for a multifamily residential unit will be approximately 75% of the cost for a single-family residential unit.

The County completed a fee impact study and adopted a Housing Mitigation Ordinance in order to implement in-lieu fees and/or land dedications to provide for affordable housing.

KEY FINDINGS – GOVERNMENTAL CONSTRAINTS

Although Mono County's land development regulations and development standards have not been identified as constraints to development, there may be opportunities to increase the flexibility of those regulations in order to increase housing opportunities Countywide.

A number of other agencies impose land use controls that may constrain development in Mono County by affecting the location and/or cost of development.

The Mono County Building Division enforces a variety of building standards established on a countywide basis. Building Code requirements are generally state standards and do not create a constraint to the development of housing. The County has an ongoing code compliance program to ensure compliance with the County Code, including the Mono County Land Development Regulations, and the codes enforced by the Building Division. It does not create a constraint to development.

Mono County collects development fees and building permit fees to cover the actual cost of services rendered. While they increase the cost of housing, they are not a constraint to development. The County streamlined its permit processing in order to expedite the development process and minimize the fees involved in a project and is now in the process of switching to an electronic permit processing system. The County may also require the land dedications and exactions, depending on the location and type of the development.

The County completed a fee impact study and adopted a Housing Mitigation Ordinance in order to implement in-lieu fees and/or land dedications to provide for affordable housing.

Non-Governmental Constraints

Land Costs

Land costs vary significantly depending where a parcel is located, whether community utilities are available to the site, whether infrastructure (access roads, utility lines) are installed on site, on the type of parcel (small town lot, large agricultural parcel), and on the housing demand in the area. No one area has overall lower or higher land costs; it depends on the parcel in question.

Construction Costs

Construction costs are estimated to range from $150-$250 per square foot for single-family residential construction in the unincorporated area of Mono County. These costs include land, fees, materials, labor and financing. Due to the wide range of land costs, fees and development requirements throughout the county, it is very difficult to estimate a "typical" total development cost for single-family residential development.

Availability of Financing

Financing for home construction or purchase is now generally available to Mono County residents at competitive rates. Lower interest rates are making it feasible for households with more moderate incomes to construct or purchase homes.

There are a number of government-assisted loan programs to enable low- and moderate-income households to construct or purchase housing. These programs are generally available to Mono County residents.

Units at Risk of Conversion to Market Rate Uses

Mono County does not have any multifamily rental housing that could be converted to market-rate rents.

Energy Conservation

All new development in unincorporated Mono County, and major remodeling, such as home additions, must comply with the Title 24 of the California Administrative Energy Code. Title 24 implements energy efficiency standards relating to wall and ceiling insulation, thermal mass, and window-to-floor area ratios designed to reduce heat loss and energy consumption.

Mono County General Plan policies encourage the "prudent use of energy and allow substitution of alternative energy sources for conventional energy when such substitution would result in minimal environmental impacts." Policies allow for the use of alternative energy sources, such as passive and active solar, in new residential construction, and encourage energy conservation, including weatherization programs. Several state and local agencies provide energy assistance and weatherization programs for low-income residents in Mono County.

KEY FINDINGS – NON-GOVERNMENTAL CONSTRAINTS

Land costs vary significantly throughout Mono County depending on a number of factors. No one area has overall lower or higher land costs; it depends on the parcel in question.

Due to the wide range of land costs, fees and development requirements throughout the county, it is very difficult to estimate a "typical" total development cost for single-family residential development.

Financing for home construction or purchase is now generally available to Mono County residents at competitive rates. A number of government-assisted loan programs to enable low- and moderate-income households to construct or purchase housing are generally available to Mono County residents.

Mono County does not have any multifamily rental housing that could be converted to market rate rents.

All new development and major remodeling in Mono County must comply with state energy code requirements. The Mono County General Plan promotes alternative energy sources and encourages energy conservation. Local and state agencies provide energy assistance and weatherization programs for low-income residents in Mono County.

KEY FINDINGS BY AREA PLAN

ANTELOPE VALLEY

Marine base housing has great influence on regional demographics.

Population has remained relatively stable. Growth pressures not anticipated.

Higher numbers of Hispanic, American Indian and African American persons than elsewhere in the unincorporated area.

Higher number of seniors than elsewhere in Walker and Topaz (28%) and higher number of children under 18 in Coleville (34%)

High average family size in Coleville, average in Walker.

Average rental rate in Walker (31%) high in Coleville (72%) low percentage of seasonally vacant homes.

Lower annual median household income, 40-$50,000 per household, countywide median $62,000.

High travel times to work and high numbers working outside the county and outside the state.

Higher number multifamily residences (Coleville) and mobile homes than elsewhere.

Some Mixed Use (MU) zoning in Walker that allows multifamily units.

Individual wells and septic systems requirements limit density.

BRIDGEPORT

Population decreasing, 2010 census (575) equal to 1980 census.

Slightly higher numbers of Hispanic and American Indian persons than elsewhere in the unincorporated area.

Slightly higher number of seniors than elsewhere (17%)

Low average household size (2.18), very high percentage of 1 person households (34%).

Slightly above average rental rate (38%) low percentage of seasonally vacant homes (13%).

Higher annual median household income, $71,000 per household, countywide median $62,000.

Oldest housing stock in the county, 65% of housing over 30 years old, only 9% less than 10.

Land uses allow for high density, existing infrastructure allows for high density.

MONO BASIN

High percentage of children under 18 and large household size.

Low percentage of seniors over 65.

Second lowest median age in county (30).

In community of Lee Vining land uses and infrastructure allow for high density.

Higher percentage of Hispanic persons than other communities.

Average median income.

JUNE LAKE

Very High Seasonal Vacancy Rate (59%)

Total vacancy rate 65%.

High percentage of renter occupied units (46%)

High percentage of poor quality housing stock, especially mobile homes.

Slightly below average number of children under 18 and seniors over 65.

Below average median income.

Highest percentage of multi-family housing.

BENTON, CHALFANT

Very low median household income in Benton, below average in Chalfant.

Highest percentage of American Indian in county (18%).

Low percentage of seasonal vacancies.

In Chalfant Lowest total vacancy rate in the county (12%).

LONG VALLEY, SWALL MEADOWS, PARADISE

Continue to see growth pressure from Mammoth.

High/Very High percentage of owner occupied units. 96% in Paradise.

Household income well above countywide average in all three communities.

Very low average household size in Paradise/Swall. Slightly below average in Crowley.

Very high median age, high percentage of seniors over 65 in Paradise/Swall and low percent under 18.

In Crowley, just-below-average percentage of seniors, just above average children under 18.

Low percentage of seasonal vacant homes (10-20%). Except Sunny Slopes (44%)

Below average ethnic diversity. One exception is highest percentage of Asian 3-4% in all communities.

Hispanic population well below average except in Crowley slightly below average.

Housing stock generally in Good/Fair condition. 1% poor, compared to 15% countywide.

Wide mix in age of housing stock. Just over 50% of housing stock less than 20 years old.

Highest median home prices, most volatile real estate markets.

Mixed Use and SP Land Use Designations in Crowley allows for multi-family residential development.

COMMENTS RECEIVED FROM RPAC OUTREACH 2014

Crowley, Wheeler Crest, Paradise

RPAC 3/26/14

Water limitations must be considered.

Consider a LAFCO study regarding merger of existing sewer district and water companies.

Water and sewer systems need capital funds as the lack of construction has resulted in no new fees being generated.

Consider a program to assist mobile home renters in purchase of home with willing seller.

Young adults continue to find housing in Crowley as it is more affordable than Mammoth.

Chalfant, Benton

RPAC 3/17/14

Would like to see program that incentivizes junk removal from properties.

Bridgeport

RPAC 2/20/14, 3/20/14

Rentals are typically available but can be seasonally limited.

Affordable housing stock is old, typically 30-40 year old mobile homes and older apartments.

No new apartments have been built for decades.

Vacation homes are not available or feasible as seasonal workforce rentals.

Real estate market is influenced by very limited supply.

Vacation/second homes typically are not utilized in winter.

Low winter population results in most businesses operating successfully.

Cost of construction including increased regulations continues to increase, resulting in conventionally built homes no longer feasible for middle class.

Antelope Valley 2/6/14, 3/6/14

Why does the state require an update every 5 years?