Housing Element Update (HEU)

What is the Housing Element?

The Housing Element is the main document that establishes the County's housing policies. It is intended to ensure that decent, safe, affordable shelter is provided for all residents in the unincorporated County.

Every city and county in California is required to have a Housing Element. State law defines the specific topics that must be covered. These include:

An evaluation of existing housing policies and programs
A needs assessment, based on data on demographics and housing conditions
An analysis of any obstacles to affordable housing production in the community
An inventory of all potential sites where housing may be constructed
Goals, objectives, and policies, defining the community's position on various housing issues and setting measurable targets for meeting housing needs
An action plan, identifying the specific steps the community will take to implement its housing policies

Once complete, the Housing Element must be submitted to the State Department of Housing and Community Development (HCD) for certification.

The State does not require cities and counties to actually build the housing necessary to meet the community's needs. However, it does require that each community adopt policies and programs to support housing development, as well as designate adequate land at appropriate densities to meet the housing needs.

Additional information regarding State requirements can be found at the
California Department of Housing and Community Development

Why update the Housing Element?

State Law requires periodic updates to the Housing Element. The 2013 Housing Element Update provides an opportunity to be forward thinking and strategic as we address housing needs in unincorporated El Dorado County. It is a chance for the County to articulate housing issues, take stock of its resources and opportunities, and engage in a meaningful discussion about El Dorado County's priorities.

Where can I find the County's current Housing Element?

The County's current Housing Element, adopted by the Board of Supervisors on October 29, 2013, is included in the County Adopted General Plan under the Elements section. The County General Plan is available on the County website. Click on the hyperlinks below:
County Adopted General Plan
Housing Element (adopted October 29, 2013)

What are the goals for the County's current Housing Element?

El Dorado County's current Housing Element established the following four goals:

Maintain and improve quality and affordability of existing housing stock, in order to minimize the displacement of existing residents.
Promote sufficient production of new housing, of affordable cost and diverse size to accommodate the housing needs of all persons who reside, work, or who can be expected to work or reside in the County.
Provide housing near employment, transportation, and community services.
Ensure equal access to housing for all persons regardless of age, race, sex, sexual orientation, marital status, ethnic background, income, disability or other factors.

Over the last five years, the County has been implementing policies and actions designed to accomplish these goals.

Where can I learn about the County's existing housing programs?

El Dorado County provides numerous housing programs for residents including first time homebuyer and housing repair programs, community development programs, and affordable housing programs.

The following is a brief summary of County housing programs:

Rehabilitation of Existing Homes. Housing rehabilitation programs are loan programs that include lending to low and very low income clients in order to repair and maintain their home. Investor owners who rent to low and very low income tenants may also receive assistance.
First Time Homebuyer Programs. Eligible first-time homebuyers may receive loans and guidance to purchase a home within the unincorporated areas of El Dorado County
Financial assistance and fee offset programs for affordable housing development. Community Development funding programs include: HOME (Home Investment Partnerships Program) and Community Development Block Grant (CDBG).
A full description of existing housing programs is located here.

What is Affordable Housing?

Affordable housing refers to housing in which occupants pay no more than 30% of their incomes on the rent or mortgage payment. Affordable rental housing is typically targeted toward lower income households (those earning less than 80% of the area median income), while affordable owner-occupied housing is targeted toward low- or moderate-income households (those earning less than 120% of area median income).

Based on the Official State Income Limits established by the State Department of Housing and Community Development for 2012, an El Dorado County family of four earning $60,900 or less would be defined as low income. Monthly housing expenses of $1,522.50 or less would be considered affordable for that household.

More information about the Official State Income Limits may be found here.

How much housing do the unincorporated areas in the County need in the future?

State law requires each community in California to address its "fair share" of the region's housing needs through its Housing Element. The Sacramento Area Council of Governments (SACOG) is responsible for allocating the "fair share" of this total to the six-county Sacramento region. In allocating each jurisdiction's share of housing, SACOG assesses factors such as job growth, water and sewer capacity, land availability, proximity to transit, and market demand.

Each county in the Regional Housing Needs Plan (RHNP) will receive a Regional Housing Needs Allocation (RHNA) of total number of housing units that it must plan for within the eight-year time period of its General Plan Housing Element. Allocations are also distributed within four economic income categories; very-low, low-, moderate and above moderate income. These four categories must add up to the total overall number a jurisdiction is allocated. The current RHNP period spans from January 1, 2006 through June 30, 2013. The next RHNP that SACOG has begun working on will span the period from January 1, 2013 through October 31, 2021. More information is available here

Will the Housing Element Update consider differences in regional income levels within the county for housing?

The Housing Element must address the needs of all residents of all income levels throughout unincorporated El Dorado County.

How can I submit comments and suggestions regarding the Housing Element Update?

A 60-day public comment period will be provided following the release of the 2013-2021 Draft Housing Element. Agencies and the public may submit written comments to the County and to the State Department of Housing and Community Development. Contact information will be released at the time of the release. Until then, general comments may be submitted in writing to any member of the Housing Element Update team listed on the web site.

Does the State require a certain number of residential and commercial developments? If a community is already thriving, why change?

State housing law does not require specific numbers of commercial or residential development. The State only requires that each local government provide sufficient and appropriately designated lands for housing development to address residential need of forecasted population growth and new jobs.. The Regional Housing Needs Allocation (RHNA) for the county, pursuant to California Government Code, Section 65580 et seq., provides a benchmark for evaluating the adequacy of meeting these projections.

What is SACOG's (Sacramento Area Council of Governments) involvement in the Housing Element Update?

State law requires each community in California to address its "fair share" of the region's housing needs through its Housing Element. The Sacramento Area Council of Governments (SACOG) is responsible for allocating the "fair share" of this total within the six-county Sacramento region. In allocating each jurisdiction's share of housing, SACOG assesses factors such as job growth, water and sewer capacity, land availability, proximity to transit, and market demand.

Is it the County, State or federal government making mandates on housing?

California Housing Element Law requires that each community adopt policies and programs to allow for housing development, as well as designate adequate land at appropriate densities to meet the housing needs.

Are we in compliance with the County's Housing Element?

The County’s previous Housing Element was adopted by the Board of Supervisors on July 1, 2008, amended in April 2009, and certified by the California Department of Housing and Community Development for the period of 2008-2013. To retain compliance with the State, the County must have an adopted and certified Housing Element by October 2013.

Current Housing Element (amended April 2009)

Does the County consider current economic and foreclosure conditions into the Housing Element Update?

The State Department of Housing and Community Development (HCD) made a one-time adjustment for this planning cycle due to extraordinary economic conditions impacting the housing market resulting in a decreased need for new housing within the region.

Will the Housing Element Update consider allowing for higher density development?

No. Densities are within the Land Use Element, not the Housing Element of the General Plan. Pursuant to Government Code Section 65583.2(c)(3), the housing element must include analysis of identified sites which must demonstrate density standards to accommodate a jurisdiction’s regional need for all income levels, including lower-income households. As an option and alternative to preparing the analysis described above, Government Code Section 65583.2(c)(3)(B) allows local governments to elect the option of utilizing a “default” density standards that are “deemed appropriate to accommodate housing for lower income households.” The default density option is not a mandated density. The default density standard provides a streamlined option for local governments to meet the density requirement. A default density of 30 units per acre is being analyzed through an Environmental Impact Report as part of a Targeted General Plan Amendment process. Following the analysis the Board of Supervisors will determine if an amendment to the County’s current density is necessary.

What is moderate income housing?

Based on the Official State Income Limits established by the Department of Housing and Community Development for 2012, a family of four is considered moderate income if they earn between $60,901 and $91, 300 annually. Housing costs, including mortgage principal, interest, taxes and insurance (PITI), or rent plus utilities, of 30 percent or less of monthly income is considered by federal guidelines as an affordable housing cost. For example, a maximum affordable housing cost (PITI or Rent+) for a moderate income household of four would not exceed $2,282.50 per month ($91,300 ÷ 12 x 30% = $2,282.50).

What happens if we say we're not going to consider RHNA (Regional Housing Needs Assessment)? Are there consequences?

Cities and counties with Housing Elements that are not certified by the State may be ineligible for State and federal funding and also run the risk of becoming subject to lawsuits. California's Housing Element Law (Government Code, Section 65580 et seq.) mandates that SACOG develop and approve a Regional Housing Needs Assessment (RHNA) for its six-county region, including the counties of El Dorado, Placer, Sacramento, Sutter, Yolo, and Yuba, and their 22 cities. The RHNA must also include the Tahoe Basin portions of El Dorado and Placer counties, and the city of South Lake Tahoe, which are not normally within SACOG's planning area.

What are the Regional Housing Needs Allocation (RHNA) and Regional Housing Needs Plan (RHNP)?

The State of California, through the Housing and Community Development Department (HCD), will issue a Regional Housing Needs Determination to SACOG's six-county region for the January 1, 2013, to October 31, 2021, planning period. HCD calculates the regional determination using information provided by the California Department of Finance. The regional determination includes an overall housing need number, as well as a breakdown of the number of units required in four income distribution categories. Based on the regional determination provided by HCD, SACOG must develop a Regional Housing Needs Plan (RHNP) and a Regional Housing Needs Allocation (RHNA). These State-mandated documents allocate a "projected share" of the regional determination to each of the cities and counties in SACOG's six-county region. The RHNA establishes the total number of housing units that each city and county must plan for within the eight-year planning period. Based on the adopted RHNA, each city and county must update its Housing Element to demonstrate how the jurisdiction will meet the expected growth in housing need over the eight-year planning period.

Who or what is SACOG?

The Sacramento Area Council of Governments (SACOG) is an association of local governments in the six-county Sacramento Region. Its members include the counties of El Dorado, Placer, Sacramento, Sutter, Yolo and Yuba as well as 22 cities. SACOG provides transportation planning and funding for the region, and serves as a forum for the study and resolution of regional issues. In addition to preparing the region's long-range transportation plan, SACOG approves the distribution of affordable housing in the region to assist local government in planning for transit, bicycle networks, clean air and airport land uses.

LandUse

Housing Element Update (HEU)