HOUSING

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MyValleySprings.com advocates for sustainable housing development in appropriate locations, with sufficient planning for adequate services and infrastructure, and without reducing current levels of service to existing residents or increasing their financial burden. 

• We encourage a range of housing options be included in areas planned for development, including senior, multifamily, workforce, low-income, clustered housing, and conservation subdivisions.
• We support an update of the county Housing Element that reflects current goals and needs of county residents, and includes strong policies and means of implementation.

What is our housing NEED?
The following data is from the 2005 Calaveras County Housing Element Report and 2000-2005 Calaveras County Building Dept. Construction Activity reports (for Districts 1 and 5):

• Calaveras County population growth is approx. 2%-3% annually
• New residential construction in the western portion of Calaveras County increased 220% from 2000-2005, which is 17% annually
• Single-family moderate- to high-income housing construction grew in 2003 and 2004 between 26%-34% annually
• County-projected need for "moderate to above" housing is 2,003 units from 2001-2009; the number already built by 2004 was 2,375—well over projected need (with five years of building to go)
• County-projected need for median- and lower-income housing is 1,286 units from 2001-2009.  Construction in this area has been much slower—some estimates are as low as 100 units. 

Based on housing and growth projections, are there already sufficient homes permitted or constructed in the moderate to upper price ranges to meet those needs? Is “demand” being created by building and advertising new subdivisions for everybody who wants to leave the city?

Not much progress has been made towards reaching projected needs for workforce or low-income housing. Additionally, opportunities for senior independent- and assisted-living housing, clustered housing, and conservation subdivisions need to be explored and developed.

An update of the General Plan and Housing Element, clear goals and policies, oversight and implementation, and changes in the Zoning Ordinance are some ways to address Calaveras County housing NEEDS.

What is the cost of Rural Residential Development?

“Without a doubt, development adds to county income, but income is rarely clear and free. It is true that with residential development there will be new fees and new taxes coming into the county. But the new people living in those new houses will create added costs. An increase in cars and traffic places demands on our roads. That requires more maintenance and often even new roads. A growing county population puts demands on all our services: fire and emergency services, law enforcement, courts and jails, schools, water supply, sewage treatment, health care, animal services, etc. All of these cost the county money...” –M. Williamson, August 2007

Click here to read more about residential development costs

Parcelization

“Parcelization” is the subdivision of large areas of open space and agricultural or forest land into smaller parcels (usually for development).  There are thousands of undeveloped, potential residential parcels in the greater Valley Springs area.  Under existing zoning and land use entitlements 9,995 new housing units are already legally allowed*.  Should the county be considering and approving development applications for rezoning or land use changes in rural areas that would create even more residential lots?

*based on Calaveras County Assessor’s data and existing zoning; see page 32 of the ‘Valley Springs Community Workshop’ presentation on Calaveras Council of Government website under ‘8/27/09 Outcomes from Aug. 27th Community Plan meeting’ (caution, slow download)

Current Board of Supervisors Discretionary Development Policy
On November 27, 2007, The Calaveras County Board of Supervisors adopted a Policy Resolution** regarding discretionary development projects pending completion of the current general plan update in an effort to forestall continued rural sprawl and provide adequate water, roads, and sewer service.  The policy states:

1.         All divisions of land will be served by public surface water and public sewer with the exception of those projects where: (a) all parcels to be created are in excess of 40 acres; or (b) only one additional parcel is being created. Remainder parcels shall be counted as an additional parcel; and
2.         Protect onsite open space and habitat; and
3.         Provide onsite roads built to the standards set forth in the County road ordinance, including provisions for maintenance of roads that are not accepted into the County-maintained road system; and
4.         Encourage utilization of voluntary implementation measures of the housing element as they pertain to reaching the county’s affordable housing goals.

(**Board of Supervisors, County of Calaveras, State of California, RESOLUTION ADOPTING POLICY REGARDING CRITERIA FOR DISCRETIONARY DEVELOPMENT PROJECT APPLICATIONS SUBMITTED PENDING COMPLETION OF THE GENERAL PLAN UPDATE WORK PROGRAM AND ASSOCIATED ENVIRONMENTAL IMPACT REPORT, Resolution No. 07-242, November 27, 2007)

While this policy is laudable, it is currently an advisory policy only and enforceable at the supervisors’ discretion.