A.  AREA PROFILE

Mono County is located on the eastern side of the Sierra Nevada mountain range and is bordered to the east by the state of Nevada. Approximately 94% of the county's 3,103 square miles is publicly owned; as a result, tourism and recreation-oriented enterprises are the primary economic activity in the county. The major population center, and the county's only incorporated area, is the town of Mammoth Lakes. The remainder of the county's residents are scattered in small communities throughout the county.

Communities in the county include: Topaz, Coleville and Walker in the Antelope Valley; Bridgeport, the county seat, in the Bridgeport Valley; Mono City and Lee Vining in the Mono Basin; June Lake in the June Lake Loop; Long Valley, McGee Creek, Crowley Lake, Aspen Springs and Sunny Slopes in Long Valley; Swall Meadows and Paradise in the Wheeler Crest area; and Chalfant, Hammil and Benton in the Tri-Valley.

B.  SOURCES FOR DEMOGRAPHIC & HOUSING DATA

The majority of the demographic and housing data in the following sections are from the U.S. Census 2010. The census data presented here are a synopsis of the data available from Census 2010. Complete census files can be found at http://factfinder.census.gov [8]. Additional demographic and economic information was obtained from the California Department of Finance (www.dof.ca.gov [9]), HCD, and the Mono County IT department.

C.  CENSUS 2010

The 2010 census went to great efforts to reach every individual housing unit, however the census did not include the “long form” that in past census’ has provided much of the detailed demographic information. Starting in 2005, an annual survey, the American Community Survey (ACS), has been sent to a small sample population and replaced the traditional long form format. While promising to deliver much more accurate and timely demographic information in the future, due to the small population size of our communities, there is currently a large amount of error in the ACS data. This error will decrease over time, but portions of the 2010 ACS data are too unreliable and in this document, the 2000 census figures are retained when error in the 2010 ACS is assumed to be high.

Census Designated Place (CDP) A CDP is a concentration of population identified by the Census Bureau for statistical purposes. 89.3% of the population in the unincorporated county lives within one of the 15 CDPs identified in Mono County and therefore the CDP has replaced the use of census tracts/blocks for general demographic analysis.

A.  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 or 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:

1. Remote Locations. Some privately owned undeveloped land in Mono County is located in very remote areas where there is not, nor is there expected to be, demand for development. Reasonable legal access to these lands cannot be developed or acquired, and most of the time the County would not be able to provide the normal, expected, public services of police and fire protection, schools, etc. Most of the land in remote areas is not designated for residential use because of its remoteness. It is generally designated Resource Management or Agriculture and is used either for grazing or crops. Many of these lands are pockets of privately owned land surrounded by public lands managed by the U.S. Forest Service or the Bureau of Land Management. In addition, the Los Angeles Department of Water and Power, technically a private landowner, owns land throughout the central and southern portion of the county. Most of the land in remote locations would not be developable for other reasons as well, such as hazards associated with the area or environmentally sensitive lands in those areas. The remote location of some private land is generally not a constraint to development since most of the private land base is centered on existing community areas.
2. Hazard-Prone Areas. Mono County currently regulates development in snow avalanche-prone areas as well as in areas identified as Alquist-Priolo Special Studies Zones (fault hazard zones), in other geologically sensitive areas, and in flood plains. Mono County General Plan policies (Safety Element) limit development in identified hazardous areas in order to minimize the risks of those hazards and to protect local communities from unreasonable risks associated with those hazards. General Plan policies also promote land exchanges for those lands to place them in public ownership and make other lands adjacent to community areas available for future community expansion.

Snow avalanche-prone areas are located in Twin Lakes, June Lake and Wheeler Crest, along the edges of those communities. Sufficient other sites are available for development in those communities so that the avalanche-prone areas do not affect development potential significantly.

Alquist-Priolo Special Studies Zones (fault hazard zones) occur throughout the county, many of them outside community areas. General Plan policies limit the intensity of development in seismic and other geologic hazard areas and require applicable development in those areas to provide a geotechnical report assessing the risk and recommending mitigation measures to reduce the risk to acceptable levels. The Building Division also requires new construction to comply with engineering and design requirements for seismic safety. The impact of fault hazard zones on new development is not significant. Other geologic hazards, such as rockfalls and landslides, are generally associated with seismic activity and are subject to the same development requirements noted above.

Mono County uses the FEMA flood maps to identify areas within the 100-year flood plain. General Plan policies limit the intensity of development in the flood plain and regulate the placement of structures in the 100-year flood plain. The county's Floodplain Regulations (Mono County Land Development Regulations, Chapter 21) contain standards for construction and for subdivisions with the flood plain. Flooding is a particular concern in the Antelope Valley and the Tri-Valley. There is enough land in community areas that avoidance of flood plains does not significantly affect the County's ability to provide housing.

3. Soils with Low Permeability Rates. Many parts of the county are not served by public sewer systems and must rely on septic systems. In some parts of the county, standard septic systems cannot be used because the soils have low permeability rates that prevent effective operation of septic tank systems. This is a very limited issue that affects only a small number of parcels. Alternative septic system designs are available and, while they may be more costly, they do allow the site to be developed.
4. Environmentally Sensitive Areas. Development is regulated in wetland areas, within stream corridors, in sensitive wildlife habitat, and in other environmentally sensitive areas. Environmentally sensitive areas occur throughout the county. Typically, parcels are large enough that the environmentally sensitive area can be avoided and the parcel can still be utilized for development. Parcels with environmentally sensitive areas usually require CEQA review of any proposed projects; during the CEQA review process, the project will be redesigned to avoid environmental impacts, and mitigation measures will be proposed to minimize impacts that cannot be avoided. Mono County General Plan policies encourage clustering on large parcels outside community areas in order to preserve habitat and avoid and/or minimize environmental impacts.

B.  ZONING FOR LOWER-INCOME HOUSING

Mono County has several land use designations that specifically 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:

Multiple-Family Residential – Low, Moderate, and High (MFR-L, M, H)

The MFR-L designation is intended to provide for low-density multifamily residential development such as duplexes and triplexes. The MFR-M designation is intended to encourage long-term multifamily housing by allowing for higher population densities and by not allowing commercial lodging facilities; i.e., hotels, motels. The MFR-H designation is intended to encourage multifamily units by allowing for higher population densities and to provide for commercial lodging facilities: i.e., hotels, motels.

All of the designations allow duplexes and triplexes. All of the designations allow condominiums, cooperatives, townhomes, cluster developments, and apartments containing four or more units subject to Use Permit. The MFR-H designation also allows mobile-home parks subject to Use Permit.

Density bonuses are available in the MFR-M and MFR-H designations for affordable housing. The MFR-M also provides a bonus for enclosed, covered parking. In no case shall projects containing affordable housing and/or enclosed, covered parking density bonuses exceed 26 units/acre.

1. Density bonuses are available to residential projects at a rate of 35% over the maximum density or a ratio of one bonus unit to one affordable/employee housing unit, whichever is greater. Density bonuses will be awarded in a manner consistent with Government Code Section 65915.
2. Units designated as manager/employee housing unit shall not be counted in density calculations.
3. Density bonuses for enclosed, covered parking are available at a rate of one bonus dwelling unit per two enclosed, covered parking spaces. Projects must provide enclosed, covered parking for at least 50% of the units to qualify for bonuses. Density bonuses would be calculated on the surplus of required covered parking spaces greater than 50%.

Mixed Use (MU)

The MU designation is intended to provide for a wide range of compatible resident- and visitor- oriented residential and commercial uses, including business, professional, and retail uses; to provide for efficient use of land and increased opportunities for affordable housing; to provide a transition between intensive commercial uses and residential uses; and to be applied to areas with existing mixed use development. MU transitional areas can limit the size of business establishments and restrict uses incompatible with residential districts. Not all areas need contain residential uses. Commercial uses shall conform to strict standards that prohibit obnoxious odors, obtrusive light and glare, and excessive noise.

The MU designation allows duplexes and triplexes. Condominiums, townhomes, and apartments are allowed subject to Director Review permit. Mobile-home parks are allowed subject to Use Permit.

An additional lot coverage bonus of 10% (total coverage of 70%) shall be granted to structures that contain mixed commercial and residential (employee or long-term rentals) uses; commercial uses with public accommodations; or commercial uses that front a public pedestrian mall or plaza.

Density bonuses are available for affordable housing and enclosed, covered parking. In no case shall projects containing affordable housing and/or parking density bonuses exceed 26 units per acre for residential units and 60 units per acre for commercial lodging units.

1. Density bonuses are available to residential and commercial lodging projects at a rate of 35% over the maximum density or a ratio of one bonus unit to one affordable/employee housing unit, whichever is greater. Density bonuses will be awarded in a manner consistent with Government Code Section 65915.
2. Units designated as manager/employee housing unit shall not be counted in density calculations.
3. Density bonuses for enclosed, covered parking are available at a rate of one bonus dwelling unit per two covered parking spaces. Projects must provide enclosed, covered parking for at least 50% of the units to qualify for bonuses. Density bonuses would be calculated on the surplus of required covered parking spaces greater than 50%.

Commercial Lodging – Moderate, High (CL-M, H)

The CL-M designation is intended to provide commercial lodging units for short-term occupation in or near residential uses. The CL-H designation is intended to provide short-term commercial lodging units in close proximity to commercial/recreational centers.

Duplexes and triplexes are allowed in both designations. Mobile-home parks, condominiums, cooperatives, townhomes, cluster developments, and apartments containing four or more units are allowed in both designations subject to Use Permit.

Density bonuses are available for affordable housing and enclosed, covered parking. In no case shall projects containing affordable housing and/or parking density bonuses exceed 26 units/acre for residential units and 60 units per acre for commercial lodging units in the CL-H.

1. Density bonuses are available to residential and commercial lodging projects at a rate of 35% over the maximum density or a ratio of one bonus unit to one affordable/employee housing unit, whichever is greater. Density bonuses will be awarded in a manner consistent with Government Code Section 65915.
2. Units designated as manager/employee housing unit shall not be counted in density calculations.
3. Density bonuses for enclosed, covered parking are available at a rate of one bonus dwelling unit per two enclosed, covered parking spaces. Projects must provide enclosed, covered parking for at least 50% of the units to qualify for bonuses. Density bonuses would be calculated on the surplus of required covered parking spaces greater than 50%.

In addition to the above, the Mono County Housing Mitigation Requirements (Mono County Code, Chapter 15.40) provide for density bonus incentives pursuant to the California Density Bonus Law for any project that meets the criteria set forth in Government Code Section 65915. The Housing Mitigation Requirements also allow the County to consider an additional density bonus upon request of the developer when such request can be accommodated within the parameters of the Mono County general plan or any applicable specific plan.

Mono County also has several land use designations that allow for the use of a mobile home as a single-family residence, provided that the mobile home is newer than 10 years old and meets other specified requirements. The following land use designations allow mobile homes to be used as single-family residences:

Estate Residential (ER) – minimum parcel size 1 acre

Rural Residential (RR) – minimum parcel size 1 acre

Rural Mobile Home (RMH) – minimum parcel size 1 acre

Single-family Residential (SFR) – minimum parcel size 7,500 square feet

Lands designated SFR are generally in community areas. Lands designated ER, RR, and RMH are generally in more rural areas, outside community areas, where land may be less expensive.

C.  AVAILABILITY OF INFRASTRUCTURE TO IDENTIFIED LANDS

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. There is sufficient capacity in the community water and sewer systems and sufficient groundwater resources and percolation capabilities outside of community water/sewer system areas to accommodate the regional housing need allocation.

Water quality requirements affect both community water and sewer systems and individual homeowners. 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; i.e.,

Community water and sewer available  –  no minimum lot size established by RWQCB;

Community water available, individual septic required  –  20,000 square foot minimum lot size required by RQWCB;

No community systems available, individual wells and septic required  –  40,000 square foot minimum lot size required by RWQCB; and            

Minimum lot sizes in cluster subdivisions or similar developments not served by a public sewer system may be reduced if density standards for the whole subdivision are not increased above the gross density specified in the designation, provided that all other health requirements are met.

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.

The lack of improved roads throughout the county also affects the potential for development. The main thoroughfares in the county are US 395, US 6 and State Routes 120, 158, 167, 108, and 89. Each of the community areas has a road system; some of these roads are improved, some are not. Some roads in community areas are included in the County road system; some are not. Those that are not are often unimproved. Outside community areas, numerous single-lane and two-lane dirt and gravel roads exist as a result of mining and logging activity. Many of these roads are used by off-road vehicles.

Economic concerns focus on the need for development projects to "pay their own way" and on the need to provide for local economic growth. Most of the services and infrastructure in the county are provided either by the County or local special districts. All of these agencies have been hard hit by lower property tax revenues and increasing service demands. The County must ensure that development does not adversely impact service agencies.

D.  REDEVELOPABLE SITES

Mono County has sufficient undeveloped sites available to meet its identified regional housing needs. Regardless, particularly in the community of Lee Vining there may be some opportunity to provide additional housing from the redevelopment of existing county and state road maintenance yards that are located centrally within the community. The exploration of these complex projects is supported by several housing programs.

E.  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. Compatibility determinations are based upon recommendations of the U.S. Forest Service.

The SAA designation applies to only four acres within the Mono Basin National Forest Scenic Area. The AG designation applies to 79,156 acres throughout the county, primarily in Antelope Valley, Bridgeport Valley, and Tri-Valley. The minimum parcel size for the AG designation is set at 2.5 acres but actually varies by area. Minimum parcel sizes and densities are established by land use designation maps and policies for the Antelope Valley, Bridgeport Valley, and Tri-Valley. There is a ten-acre minimum in Antelope Valley. Bridgeport Valley and Tri-Valley utilize a transfer of development rights program that allows for more concentrated development in small areas while maintaining large areas in agricultural uses.

There are no specific development standards for farmworker housing; it is subject to the same development standards as other housing. Farmworker housing is not a significant issue in Mono County. There is sufficient appropriately zoned land to provide additional farmworker housing; there is nothing in the Mono County Land Development Regulations that impedes the development of farmworker housing.

F.  SITES INVENTORY AND ANALYSIS

The County’s share of the regional housing need for the planning period is a total of 46 housing units, allocated to specific income groups as follows:

Extremely Low Income Units                =     5 units

Very Low Income Units                        =     6 units

Low Income Units                                =     7 units

Moderate Income Units                        =     9 units

Above Moderate Income Units             =     19 units

Government Code Sections 65583 and 65583.2 require a parcel-specific inventory of appropriately zoned, available, and suitable sites that can provide realistic opportunities for the provision of housing to all income segments within the community.

Although the County’s regional housing need is in the process of being met through a variety of ongoing development (units built since the beginning of the Regional Housing Needs Allocation period, second units, available and appropriately zoned land), to ensure that there are adequate sites in the unincorporated area of the county to meet the identified housing needs, the sites inventory identifies vacant sites that are appropriately zoned to allow for multi-family residential development, that have the available infrastructure, and that are without site constraints. The following tables indicate total assumed build-out of each vacant parcel with land use designation MFR, C & MU. The maps included in this analysis indicate all parcels in the communities with the Land Use Designations of MFR, C  and parcels with the designation of SP likely to include affordable housing as Specific Plans are developed. The most recent planning effort at the SP designated parcel in June Lake indicated on the map included the development of approximately  65 affordable housing units, the most recent planning effort for the parcels indicated on the countywide map near the community of Lee Vining included the development of approximately 30 affordable housing units. Many underutilized parcels also exist, however an analysis of these parcels was determined to be unnecessary as the vacant sites provide more than adequate capacity.

B.  GOVERNMENTAL CONSTRAINTS

a.  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 (Table 48). The Land Use Designations contain development standards for each of the land use designations; general standards that pertain to all development are contained in the Land Development Regulations. The County does not have separate zoning regulations.

Mono County's land use designations permit single-family residential development, including mobile homes, in almost all designations within developed community areas and in rural areas. Multifamily residential development is permitted in multifamily, mixed use, commercial, and commercial lodging area designations, primarily in developed community areas. The county's Land Use Element, including the Land Development Regulations, does not contain any growth-control measures.

Secondary housing units are permitted in several land use designations subject to ministerial review and meeting development requirements in the Land Development Regulations. Mobile homes have been identified as an affordable housing type in Mono County and are permitted as single-family residences in many land use designations throughout the county (Table 48). Mobile-home parks are permitted in a number of designations, subject to a Use Permit and meeting state requirements for mobile-home parks.

Development of agricultural lands is determined by policies in the Mono County Land Use Element intended to preserve agricultural uses, to protect agricultural uses from the encroachment of incompatible land uses, while allowing for the continuation of agricultural production and the development of limited housing. The minimum parcel size for agricultural land is 2.5 acres but actually varies by area. Minimum parcel sizes and densities are established on the County's land use maps. The minimum parcel size for agricultural lands in the Antelope Valley is 10 acres. Development of agricultural lands in the Bridgeport Valley, the Bodie Hills, and the Hammil Valley is subject to a Transfer of Development Rights program established for each of those areas. Potential development is clustered to preserve agricultural uses. Larger parcel sizes and lower densities on agricultural lands have not been identified as a constraint to development in Mono County because there is sufficient land elsewhere to meet identified needs.

Residential development standards for residential land use designations are illustrated in Table 30 & 31 Reductions in several standards are allowed in certain situations; e.g., density bonuses are available in multifamily, mixed use, and commercial lodging designations for projects that provide affordable housing and/or enclosed, covered parking (from 15 dwelling units per acre to 26 units per acre). Lot coverage in the mixed use designation may be increased from 60% to 70% if the development includes residential and commercial uses. Other standards also promote higher-density housing in commercial, mixed use, and commercial lodging designations; e.g., C, MU, and CL designations have a zero side yard setback unless the site abuts a residential district. The maximum building residential building height may be increased from 35 feet to 45 feet if side and rear setbacks are also increased, allowing larger size housing units to meet the needs of large households.

02.1070        Social care facility. "Social care facility" means any facility in the general classification of a boarding home for aged persons, boarding home for children, day care home for children, day nursery, nursing home or parent-child boarding home. These facilities consist of a building or group of buildings used or designed for the housing of sick, demented, injured, convalescent, infirm or well, normal healthy persons, requiring licensing or certification by regulating government agencies.

02.1210        Transient Rental. "Transient Rental" means any structure, or portion of structure, which is occupied, or intended or designed for occupancy by transients for purposes of sleeping, lodging or similar reasons. A "transient" is any person who exercises occupancy, whether by agreement, concession, permit, right of access, license, contract, and payment of rent or otherwise, for a period of thirty (30) consecutive calendar days or less.

02.1215        Transitional Housing. “Transitional Housing” means a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing.

02.1165        Supportive Housing. “Supportive Housing” means permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives.

b.  LAND USE REQUIREMENTS IMPOSED BY OTHER AGENCIES

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

Southern California Edison (SCE) has 115 kv transmission power lines that run through portions of Crowley Lake, June Lake, and Lee Vining. Development is prohibited within a 70-foot easement under the power lines. SCE works directly with the developer or builder to resolve potential conflicts.

The Lahontan Regional Water Quality Control Board (RWQCB) regulates the placement of septic systems. Recent changes in the RWQCB’s water quality regulations have set a maximum of two dwelling units per acre in areas that have community water systems but which require individual septic systems. As a result, the minimum lot size in such situations is slightly over 20,000 square feet. The minimum lot size when both individual septic and water systems are required is 40,000 square feet. In some areas in the county where individual lots are 7,500 square feet or smaller, these requirements essentially make it necessary to have more than one lot to build a house. Densities over one dwelling unit per acre are dependent on the availability of community water and sewer services. As a result, the maximum allowable buildout is unlikely to occur on parcels with designations that allow multifamily residential development.

The U.S. Army Corps of Engineers regulates development in wetland areas. All development in wetland areas will be reviewed by the Corps and may require a permit. Wetland areas occur throughout the unincorporated area, both within and outside community areas.

The California Department of Fish and Game (DFG) reviews development proposals in Mono County, including subdivisions and land divisions, and may require changes to the project or conditions of approval if the project will affect wildlife resources. For projects that will affect streams, the DFG requires a Stream Alteration Permit. The DFG imposes a fee for review of environmental documents (Negative Declarations or EIRs) unless County decision-makers determine that the project will have a de minimis effect on wildlife or wildlife habitat.

c.  CODES AND ENFORCEMENT

The Mono County Building Division currently enforces the following codes:

a.    2013 California Administrative Code

b.    2013 California Building Code

c.    2013 California Electrical Code

d.    2013 California Mechanical Code

e.    2013 California Plumbing Code

f.     2013 California Energy Code

g.    2013 California Historical Building Code

h.    2007 California Fire Code

i.     2007 California Existing Building Code

j.     2013 California Referenced Standards Code

k.    2013 California Residential Code

l.     2013 Green Building Code

Development must also comply with seismic, wind, soils, energy conservation, and sound transmission control standards, which have been established on a Countywide basis. Snow-load requirements vary depending on the area; they range from 119 pounds per square foot in June Lake to 38 pounds per square foot in Chalfant Valley. 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. The enforcement of these regulations is necessary to protect the public health and safety and to provide structurally safe, energy efficient, soundproof housing. The Compliance Division program is intended to ensure compliance with existing applicable codes; as such, it does not create a constraint to development.

The Building Division inspects development during the construction process. Appointments are scheduled, and inspections occur generally within 24 hours. Since Mono County is a small County, the inspectors are able to communicate with contractors and owner-builders before and during the construction process concerning code requirements. Building inspections are conducted in a timely manner and are not a constraint to development.

d.  ON-/OFF-SITE IMPROVEMENT STANDARDS

The County requires the following on-site improvements for residential construction:

New road development is subject to the Mono County Road Standards; i.e.,

Road Type                                 Minimum Right of Way   Minimum Pavement Width

Residential                                                  60 feet                                        30 feet**

County Road                                               60 feet                                        26 feet

Arterial Commercial                                    60 feet                                        40 feet

**The minimum pavement width for residential roads in June Lake is 26 feet due to existing topographical constraints in June Lake.

These road widths are standard road widths and do not impact the cost or supply of housing in the county.

The county Parking Standards (Mono County Land Development Regulations, Chapter 6) require paved parking areas/spaces and paved driveways. Chapter 6 gives the Planning Commission the ability to waive, modify or increase those parking and driveway standards. The parking standards are not burdensome and do not impact the cost of housing. Commercial parking requirements have been reduced in central business districts. This could lead to more desirable neighborhoods for residential development, particularly higher density projects.

The county's Land Development Regulations and the General Plan require all utility lines (gas, water, telephone, cable TV, electricity) to be installed underground. This requirement applies to individual development projects (a single-family residence, a single commercial use, a multifamily residence) as well as to subdivisions. Individual developments may apply for overhead installation. Overhead installation requires a Director Review permit unless the project itself requires a Use Permit; the overhead installation is then processed as part of the Use Permit. To approve an overhead installation, the Planning Director (for Director Review permits) or the Planning Commission (for Use Permits) must make the following findings in addition to the findings required for Director Review permits or Use Permits:

Mono County Land Development Regulations, Chapter 11, Development Standards – Utilities:

1.    The overhead line placement will not significantly disrupt the visual character of the area. In making this determination, the director or the commission shall consider the following:

a.    In areas without a number of existing overhead lines in the immediate vicinity, would overhead lines create the potential for a significant cumulative visual impact; i.e., would allowing an overhead line be likely to result in future requests for additional overhead lines in the area? If so, it may be determined that an overhead line will have a significant impact on the visual character of the area.

b.    Does the topography or vegetation in the area effectively screen the proposed lines? If so, then an additional line may not significantly disrupt the visual character of the area.

c.    Are there other potential alignments that would have less visual impact?

d.    Does the project reduce the overall number of overhead lines and poles in the area? If so, it may be determined that an overhead line will not have a significant impact on the visual character of the area.

The director or the commission may consider additional information pertaining to the visual character of the area that is deemed relevant to the application.

2.    The placement of utility lines above ground is environmentally preferable to underground placement. In making this determination, the director or the commission shall consider the following:

a.    Will underground placement disturb an environmentally sensitive area, including but not limited to the following:  cultural resource sites, significant wildlife habitat or use areas, riparian or wetland areas, or shallow groundwater? If so, above-ground placement may be preferable.

b.    Will underground placement require disturbance of a waterway, including perennial, intermittent, and seasonal streams? If so, above ground placement may be preferable.

c.    Will underground placement increase the utility line's exposure to environmental hazards, such as flood hazards, fault hazards or liquefaction? If so, above ground placement may be preferable.

d.    Are there other potential alignments that would avoid potential environmental impacts?

The Director or the Commission may consider additional information pertaining to the environmental sensitivity of the area that is deemed relevant to the application.

3.    The installation of underground utilities would create an unreasonable financial hardship on the applicant due to the unique physical characteristics of the property. In making this determination, the Director or the Commission shall consider the following:

a.    Is the cost of the line to be installed excessive?

b.    Will the installation of underground utilities require trenching under a stream bed?

c.    Will the installation of underground utilities require unreasonable trenching or blasting through rock?

d.    Are there alternate alignments that would eliminate or significantly lessen the financial hardship?

The Director or the Commission may consider other site specific financial hardships deemed relevant to the application.

4.    The exclusive purpose of the overhead line is to serve an agricultural operation.

For the purposes of this section, agricultural operations are defined as use of the land for the production of food and fiber, including the growing of crops and grazing of livestock. Above ground utility lines may be permitted for agricultural uses such as pumps and similar uses.

Utility distribution lines for all subdivisions and land divisions shall be installed underground, unless a specific hardship can be demonstrated (see # 3 above). If a specific hardship can be demonstrated, overhead installation may be allowed subject to approval of a variance (see Ch. 33, Variance Processing).

Subdivisions may be required to underground the feeder distribution line to the subdivision. An assessment district, or a similar mechanism, may be established for this purpose as a condition of the tract map approval.

Underground installation of utility lines is generally not a hardship in community areas; it may be so in more rural areas where environmental constraints such as streambeds or rock formations make underground installation difficult and more costly. Mono County's regulations allow for overhead installation in such cases to alleviate the hardship and reduce the cost of housing.

The County does not require public improvements such as streetlights and sidewalks due to the rural character of the county. Curbs and gutters are also not usually required.

The County has no storm drainage infrastructure in any of its communities and does not require drainage improvements as a standard site improvement. Drainage requirements for projects are usually implemented to mitigate identified environmental impacts expected to result from the project. When required, drainage improvements are usually low-tech on-site retention basins.

The County has no established exactions for landscaping or parks. Landscaping requirements for projects and requirements for the provision of parks or open space are sometimes required on a discretionary basis to mitigate identified environmental impacts expected to result from the project. When required, landscaping must comply with the County's requirements for Landscape Plans that promote xeriscape and the use of native drought-resistant species to the greatest extent practical.

Additional on-site improvements may be required by the county's Fire Safe Regulations (Mono County Land Development Regulations, Chapter 22). The Fire Safe Regulations relate to emergency access, signing and building numbering, emergency water standards, and fuel modification standards. These standards are based on state law requirements, are not burdensome and do not add to the cost of housing. In addition, Chapter 22 allows the inspection authority to approve exceptions to the standards where "the exception provides the same overall practical effect as these regulations toward providing defensible space."

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.

The County's subdivision ordinance is based on the Subdivision Map Act. 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. For subdivisions, the General Plan includes policies to provide for additional off-site improvements or the collection of in-lieu fees to mitigate future development impacts on the environment and the local infrastructure.

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, which may increase the cost of housing within the project.

e.  FEES AND EXACTIONS

Table 33 lists project development permit fees required by the County. 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.

Fees are intended 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.

Total fees for a typical single-family and multifamily development will vary depending on where in the county the project is located. Fire departments and school districts throughout the county charge different impact fees for development. Fees for an encroachment permit will vary depending on whether the property abuts a County road or a state highway. In addition, fees for sewer and water services will vary depending on whether the project is located in an area served by community sewer and water systems or whether it will require an individual well permit and septic system permit. Permit fees for septic systems vary depending on the type of system required.

Estimated initial fees for a typical 2,000-square foot single-family residence are shown below. . Typical fees for a multifamily residential unit will be approximately 75% of the cost for a single-family residential unit.

Estimated Total Fees for a Typical Single-Family Residence

Assumptions:      2,000 square feet of habitable space in Chalfant; 400 square feet of garage; 100 square feet of uncovered deck. The unit requires an individual well permit and septic system permit. The unit encroaches on a County road.

Building permit fees                                               $4,267.91

Planning plan check                                               $250.00

Fire District (Chalfant)                                            $1,991.00

School District (Eastern Sierra)                               $3,120.00

Encroachment Permit                                             $800.00    ($500 refundable security deposit)

Well Permit                                                            $644.00

Septic Permit                                                         $644.00

Total Fees                                                             $11,716.91

f.  DEVELOPMENT FEE INFORMATION

Development fees are based on time and material, and are deposits toward actual costs incurred by Mono County. Additional fees may accrue during permit processing.

SPECIAL FEES:  Research, inspections and services exceeding one-half hour for which no fee is specifically indicated shall be charged at direct cost including, but not limited to, hourly rate plus benefits and overhead, materials, copying, film and mileage, and shall not exceed the County’s cost of providing such services.

PENALTY:  Where work for which a permit is required by this code is started or continued without a permit, said permit shall be obtained along with applicable fees plus a penalty fee equal to the amount of such fees. Payment of such permit and penalty fee shall not relieve any persons from fully complying with the requirements of this code in execution of the work or requirements or from any other penalties prescribed by law.

FEE PAYMENT:  Initial application fee is a deposit only toward actual costs of providing services. Should permit processing costs or services exceed initial deposit or payment, applicant and/or property may be billed for amount due or additional reasonable deposit (fee payment) for services not yet provided. Such billing shall be due no later than 15 days from postage date. In no event shall fees exceed the final cost of services by Mono County. Unless otherwise directed by the applicable department head or his designee, County may cease work on permits or services in process until fee payment is received, and such permits or services shall not become final until all fees have been paid.

FEES APPLIED: All fees listed are minimum deposits credited toward actual cost of services rendered. Such costs include, but are not limited to, hourly rate, postage, copying, mileage and overhead. Persons applying for services or permits shall pay a fee in an amount set by resolution of the Board of Supervisors, not to exceed the County’s costs. Portions of deposit exceeding final actual costs shall be reimbursed to the person paying such fees.

ENCROACHMENT PERMIT FEES:  In addition to the fee listed in the attached fee table, a refundable security deposit of $500 is required for residential driveways. All other encroachment permits shall include the fee listed above plus 1.5% of the estimated construction cost. Acceptable performance surety may also be required.

GRADING PERMIT FEE DEPOSIT:  In addition to the fee listed in the attached fee table, 1.5% of the estimated construction cost is due. Acceptable performance surety may also be required.

g.  PROCESSING AND PERMITTING PROCEDURES

Development in Mono County is typically individual single-family residential construction, which is subject to a building permit reviewed and approved by County staff. Approval of a building permit is contingent upon ensuring that the proposed development complies with the Mono County General Plan, including the Land Use Designations and the Land Development Regulations, and with applicable building regulations. Development occurring on or adjacent to environmentally sensitive areas such as wetlands or stream sides may also be subject to permit requirements of other state and federal agencies (see Land Use Requirements Imposed by Other Agencies).

Mono County does not typically have multifamily development projects. Duplexes and triplexes are permitted in many multifamily land use designations and are subject to the building permit process described above. Developments with four or more units have been subject to the Use Permit process. However, the County has included a program in this Housing Element to replace the Use Permit with a ministerial Director Review.

Residential subdivision projects in Mono County occur infrequently. Several small lot splits may occur within developed community areas each year and are subject to the parcel map permitting process (see Table 50). Large subdivision projects are subject to the specific plan and EIR process (see Table 50); one or two such projects may occur in a year. Typically, in Mono County the land is subdivided, and the lots are sold undeveloped.

Mono County has streamlined its permit processing procedures and processes all required permits and or required legislative changes (such as General Plan Amendments) concurrently. This shortens the project review time and expedites the approval process. Information and permit application forms are available online The County also has a Land Development Technical Advisory Committee (LDTAC), comprised of members of the Community Development staff, Public Works staff, and Environmental Health staff, that meets with project proponents early on in the development permitting process to address project concerns and ensure the project meets all development and environmental criteria.

The Mono County Environmental Handbook is also available online. The Environmental Handbook is intended to facilitate the day-to-day evaluation of discretionary projects within the unincorporated area by establishing procedures to identify, review and evaluate environmental aspects of projects and by encouraging the incorporation of environmental considerations into the project conceptualization, design, and planning at the earliest feasible time.

Table 50 shows typical processing times for various permit procedures. Individual single-family residential development that requires only a building permit or a Director Review permit takes only four to six weeks. Larger projects, such as subdivisions, take longer, depending on the level of CEQA review required, the responsiveness of project proponents, and whether the project requires permits from other state or federal agencies.

All development projects are first reviewed by staff. Projects requiring discretionary approval from the Planning Director, the Planning Commission, or the Board of Supervisors are first processed by staff and then presented to the appropriate entity for approval. Projects are reviewed for their compliance with the Mono County General Plan, the Mono County Code, the Mono County Land Development Regulations, and applicable state and federal laws.

The standards of decision making are well established and not burdensome. In issuing a Director Review permit, the director must find that all of the following are true (Mono County Land Development Regulations, Chapter 31):

A.    All applicable provisions of Land Use Designations and Land Development Regulations are complied with, and the site of the proposed use is adequate in size and shape to accommodate the use and to accommodate all yards, walls and fences, parking, loading, landscaping and other required features.

B.    The site for the proposed use relates to streets and highways adequate in width and type to carry the quantity and kind of traffic generated by the proposed use.

C.    The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located.

D.    The proposed use is consistent with the map and text of this General Plan and any applicable area plan.

E.    That the improvements as indicated on the development plan are consistent with all adopted standards and policies as set forth in the Land Development Regulations, this General Plan and any applicable area plan.

F.    That the project is exempt from CEQA.

Use permits may be granted by the Planning Commission only when all of the following findings can be made in the affirmative (Mono County Land Development Regulations, Chapter 32):

A.    All applicable provisions of the Land Use Designations and Land Development Regulations are complied with, and the site of the proposed use is adequate in size and shape to accommodate the use and to accommodate all yards, walls and fences, parking, loading, landscaping and other required features.

B.    The site for the proposed use relates to streets and highways adequate in width and type to carry the quantity and kind of traffic generated by the proposed use.

C.    The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located.

D.    The proposed use is consistent with the map and text of this General Plan and any applicable area plan.

h.  CONSTRAINTS ON PERSONS WITH DISABILITIES

State housing law requires local jurisdictions to provide "reasonable accommodation" (i.e., "modifications and exceptions") for people with disabilities in their development regulations, permit processing, and building regulations and processes. Mono County's housing development policies and procedures comply with the requirements of SB 520 (Potential Constraints on Housing for Persons with Disabilities). The following section (i-l) detail Mono County policies.

i.  OVERALL

The County provides reasonable accommodation concerning development regulations, permit processing, and building regulations for persons with disabilities. The Building Official has the discretion to provide flexible interpretations of building codes. The Community Development Director is also provided some flexibility in expediting permit processing and interpreting development standards such as setbacks.

Requests for reasonable accommodation are made directly to the Building Official (building issues) or the Community Development Director (planning/development regulations issues). For planning/development regulations issues, if the issue is beyond the authority of the Community Development Director, the item is taken to the Planning Commission for interpretation. The Community Development Department also encourages free pre-application conferences to clarify and work through disability design standards.

Regional social service agencies (Mono County Social Services, IMACA, Kern Regional Center) work with low-income, disabled and senior clients on an individual basis to retrofit their homes with ramps and other assistance devices. These projects at the most will require a building permit from the County.

The County reviewed all its land development regulations (zoning code), General Plan policies and building and planning procedures for compliance with fair housing law during the update of the Mono General Plan Land Use Element. Where necessary, the regulations, policies, or procedures were amended to ensure compliance. The Community Development Director also has the discretion to provide some flexibility in adjusting development standards to accommodate special situations.

The County continues to strongly advocate that Caltrans include ADA improvements in Caltrans projects (e.g., ADA standard sidewalk improvements, crosswalks, etc.) along state highways that serve as main streets through communities and that provide access to housing.

The County provides information about requesting a reasonable accommodation with regard to development standards, permit processing, and/or building regulations and processes through a variety of formats. Information is available online at the Mono County Government website (www.monoCounty.ca.gov [18]) and at permit counters at the County offices in Bridgeport and Mammoth Lakes. The County also provides free consultations with building, planning and compliance staff regarding requests for reasonable accommodation. The County also provides information on funding programs for home retrofits administered by IMACA.

Mono County allows group homes consistent with state law. The County, however, has no existing group homes and has had no applications for group homes. Due to the limited number of disabled persons in the county and the physical distance between communities, assistance for disabled persons usually occurs on an individual basis.

j.  ZONING AND LAND USE

The County reviewed all its land development regulations (zoning code), General Plan policies and building and planning procedures for compliance with fair housing law during the update of the Mono County General Plan Land Use Element. Where necessary, the regulations, policies, or procedures were amended to ensure compliance.

The Mono County Land Development Parking Regulations provide specific parking standards for persons with disabilities in compliance with state and federal ADA requirements. The County's parking regulations also allow for a reduction in the parking requirements for special needs housing if a project proponent can demonstrate a reduced need for parking.

Mono County does not restrict the siting of group homes.

All land use designations that allow residential development also allow group homes. Mono County has no additional regulations regarding group homes.

The Mono County Land Development Regulations do not have occupancy standards that apply specifically to unrelated adults and not to families.

The Mono County Land Use Element does not regulate the siting of special needs housing in relationship to one another; there are no minimum distance requirements between special needs housing units.

The County implements and monitors Title 24 of the California Code of Regulations that requires access and adaptability for persons with disabilities. These regulations apply to new construction of multifamily units in buildings with three or more units.

k.  PERMITS AND PROCESSING

As mentioned previously, regional social service agencies (Mono County Social Services, IMACA, IMAAA, Kern Regional Center) work with low-income, disabled, and senior clients on an individual basis to retrofit their homes with ramps and other assistive devices. These projects at the most will require a building permit from the County. At the time of a request to retrofit a home for accessibility, the County provides consultation on building code requirements, information/handouts concerning the building permit process, and flexibility in interpreting building code requirements when necessary.

Mono County allows group homes with fewer than six persons by right in single-family residential zones; they are treated as common single-family residences. A group home with fewer than six persons would require a building permit and, in some circumstances, a ministerial Director Review permit.

Mono County has no conditions or use restrictions for group homes with greater than six persons.

The County does not allow any community input for the approval of group homes other than general policy discussions at Regional Planning Advisory Committee meetings. This is no different than other types of residential development.

The County has no specific conditions that address group homes that will be providing services on-site. However, depending on the nature of those services, specific conditions from the county's Land Development Regulations may apply (e.g., parking requirements). These conditions would be subject to discretionary interpretation as discussed previously and would not affect the development or conversion of residences to meet the needs of persons with disabilities.

 
l.  BUILDING CODES

Mono County adopts the most current version of the Uniform Building Code. The County has made no amendments to the UBC that would diminish the County's ability to accommodate persons with disabilities.

The County has not adopted any universal design elements in the building code other than those related to snow loads and climatic conditions.

The County provides reasonable accommodation for persons with disabilities in the enforcement of building codes and the issuance of building permits (see prior discussion).

C.  NON-GOVERNMENTAL CONSTRAINTS

The availability and cost of housing is influenced by market factors over which the County has no control. Land costs, site development/construction costs, and the availability of financing affect housing development and cannot be greatly lessened by the County.

a.  LAND COSTS

There is no one average cost per acre for land in Mono County because the demand for land and the type of lot/site available vary greatly throughout the county. Costs for vacant land may also vary depending on whether community utilities are available to the site and whether infrastructure (access roads, utility lines) is installed on site. Recent sales activity for lots has been sparse; the following estimates of land costs are based on sales data from 2008 through 2013 of all vacant land provided by the Mono County Assessor’s Office. Generally, in areas with few undeveloped parcels for sale, there are many houses for sales, including mobile homes. Land costs, along with housing costs, have decreased significantly in the last several years.

Antelope Valley

Undeveloped land available in the Antelope Valley is predominantly large-lot residential parcels over one acre in size. There are also some parcels over 10 acres in size. The average price per acre was $20,819. There are a few parcels for sale each year; the majority of them are usually in Walker.

Bridgeport Valley

Undeveloped land available in the Bridgeport Valley ranges from small town lots (0.55 to 1 acres) to multiple-acre parcels (approximately 40 acres) to large agriculturally zoned parcels (240 to 320 acres). The average price per acre was $185,548.

Mono Basin

Undeveloped land available in the Mono Basin ranges from small lots (0.25 to 0.73 acres) to multiple-acre parcels (20 to 120 acres). The average price per acre was $175,769

June Lake

Undeveloped land available in June Lake is predominantly lots under one acre in size, with many of the lots being small town lots under one-quarter acre in size. The average price per acre was $601,119.

Long Valley/Wheeler Crest

Undeveloped land available in Long Valley/Wheeler Crest varies widely, ranging from 0.5 to 2 acres in size with very few larger parcels ranging from 10 to 30 acres in size. Average costs in the Wheeler Crest area (Swall Meadows, Hilltop Ranch, Rimrock Ranch, or Pinon Ranch) was $93,709 per acre. Average costs in Long Valley (Sunny Slopes, Crowley) was $132,000 per acre.

Tri-Valley

Undeveloped land available in the Tri-Valley is predominantly large parcels ranging in size from 10-acre residential parcels to agriculturally zoned parcels (694 acres). The average price per acre in the Tri-Valley was $49,008.

CONSTRUCTION COSTS

Construction costs are estimated to range from $150 to $250 per square foot for single-family residential construction in the unincorporated area of Mono County (Tom Perry, Mono County Building Official). 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.

b.  AVAILABILITY OF FINANCING

The cost of borrowing money to finance the construction of housing or to purchase a home has a large impact on the amount of housing constructed and purchased. Financing is now generally available to Mono County residents at historically low 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:

U.S. Department of Housing and Urban Development Federal Housing Administration (FHA) insured loans.

This program generally has higher approval rates than conventional loans, particularly for lower- or moderate-income households. The FHA program helps low- and moderate-income families by lowering some of their mortgage loan costs. The property must meet certain minimum requirements for manufactured homes, single-family homes or multifamily homes.

U.S. Department of Agriculture's Rural Development Rural Housing Service programs.

The Rural Housing Service offers a variety of assistance programs to support low-income households purchasing homes in rural areas. Rural Housing Direct Loans are directly funded by the USDA and are available to low- and very low-income households to construct or purchase a home. Housing Guaranteed Loans are administered by a variety of entities and are available to moderate income households that could not obtain credit elsewhere.

California Department of Housing and Community Development programs.

CalHome Program provides grants to public agencies and nonprofit developers to assist individual households with deferred-payment loans and direct, forgivable loans to assist development projects involving multiple ownership units, including single-family subdivisions.

California Self-Help Housing Program provides grants to sponsor organizations that provide training and supervision of low- and moderate-income self-help homebuilders.

Community Development Block Grant (CDBG) programs.

Programs administered by the state and federal housing departments that provide funding for housing activities, generally for lower-income households in rural areas. Housing activities may include single and multifamily rehabilitation, rental housing acquisition, homeownership assistance, activities that complement new construction, and housing planning activities.

Mammoth Lakes Housing, Inc (MLH).

Mammoth Lakes Housing, Inc. (MLH), in conjunction with Mono County, has homebuyer’s assistance funds available to households with an income at or below 80% Area Median Income (AMI). For more detail on this program including eligibility requirements, please review the BOS adopted “County of Mono Homebuyer Program Guidelines”

c.  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. The only "restricted" affordable housing units in the unincorporated area are the following:

One condominium dwelling unit in June Lake, owned by Mono County, typically reserved as an employee/workforce housing unit.

Thirty-six dwelling units at Camp Antelope, operated by the nonprofit Owens Valley Housing Authority, and reserved for Native Americans. These units are single-family attached and detached units and currently in a dilapidated state. Permits were recently issued to demolish and rebuild the entire thirty six unit project.

d.  ENERGY CONSERVATION

Housing elements must analyze "… opportunities for energy conservation with respect to residential development" (Section 65583 (a)(7) to ensure that localities consider the long term and short term benefits of energy conservation in residential development, including how energy conservation requirements can contribute to reducing overall development costs and monthly payments for households.

Mono County General Plan policies currently address the potential for energy conservation in both new residential development and remodeling, i.e.:

Planning and Land Use Issues

Mono County’s Land Use Element and Housing Element provide for an adequate supply of housing for all income groups in existing community areas in order to reduce commutes.

Mono County’s Land Use Element provides for higher density residential development, and infill development, in community areas in order to reduce impacts to the environment, including energy consumption.

Mono County’s Conservation/Open Space Element policies allow the use of alternative energy sources (such as photovoltaic systems) and promote water efficient landscaping and energy efficient irrigation systems

Conservation Incentives for the Building Industry and Residents

Mono County’s Land Use Element and Housing Element provide for an adequate supply of housing for all income groups in existing community areas in order to reduce commutes.

Mono County’s Land Use Element provides for higher density residential development in community areas in order to reduce impacts to the environment, including energy consumption.

Mono County’s Conservation/Open Space Element provides density bonuses for residential and commercial projects using passive or active solar heating/cooling. A 10% density bonus may be allowed for each 25% reduction in space and water heating/cooling demand.

Additional policies and programs in the Conservation/Open Space Element encourage energy conservation, including weatherization programs.

The Inyo Mono Advocates for Community Action (IMACA) administers a weatherization program for low-income persons.

The California Department of Community Services and Development (CSD) administers the Low-Income Home Energy Assistance Program (LIHEAP) Block Grant, funded by the federal Department of Health and Human Services (DHHS). The program provides two basic types of services. Eligible low-income persons, via local governmental and nonprofit organizations, can receive financial assistance to offset the costs of heating and/or cooling dwellings, and/or have their dwellings weatherized to make them more energy efficient. This is accomplished through three program components:

1. The Weatherization Program provides free weatherization services to improve the energy efficiency of homes, including attic insulation, weather-stripping, minor housing repairs, and related energy conservation measures.

2.  The Home Energy Assistance Program (HEAP) provides financial assistance to eligible households to offset the costs of heating and/or cooling dwellings.

3.  The Energy Crisis Intervention Program (ECIP) provides payments for weather-related or energy-related emergencies.

Southern California Edison (SCE), the electric energy provider throughout the county, administers a number of programs designed to help all customers conserve energy and to lower costs for low-income customers. These programs include the following:

1.  The Low-Income Energy Efficiency Program provides services, or "measures," designed to help low-income households conserve energy and reduce their electricity costs. SCE pays all the cost of purchasing and installing the measures, which are free to eligible customers.

2.  The Energy Assistance Fund helps qualified customers in financial hardship with winter electric bills.

3.  If you or a full-time resident in your home require the regular use of electrically operated life-support equipment, you may be eligible for a Medical Baseline Allocation that allows you to be billed at a lower rate for your electric service.

4.  CARE provides a 20% discount on utility rates and charges at a customer's primary home. To qualify, you must meet all income eligibility guidelines, hold the utility account in your name, and not be claimed as a dependent by any other person living in the residence.

5.  Save money and conserve energy by joining SCE's Residential Air Conditioner Cycling Program (ACCP), in which you receive a credit on your summer season electric bills.

6.  SCE offers a free do-it-yourself home energy survey. This provides recommendations and practical steps to reduce energy costs and improve the energy efficiency of your home.

7.  SCE also maintains an extensive online library of energy-saving tips (www.sce.com [19]) and conducts public outreach to promote conservation and provide information on low-income assistance options.

Promoting Green Building and Energy Efficient Building Standards and Practices

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 and the 2013 California Green Building 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.

1. 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.

2. 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.

3. 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.

4. 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.

5. 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.

6. 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.

7. 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.

8. KEY FINDINGS – LAND USE INVENTORY

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.

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.

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.

9. 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.

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.

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.

10. 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.

11. 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.

12. 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?