Plan H Executive Summary

I. EXECUTIVE SUMMARY

INTRODUCTION:

Plan “H” is offered to private citizens and the public sector as a balanced and visionary approach to the update of the existing Humboldt County General Plan. It is in the spirit of collaboration, cooperation, and communication that we offer this Plan. If implemented, we believe Plan H will benefit all citizens and visitors of this extraordinarily beautiful and uniquely picturesque area while protecting its valuable natural resources for decades to come.

THE GOAL:

It is the goal of HELP, i.e., Plan “H” to: “AssureHumboldtCounty is a better place to live, work, and play twenty years from now than it is today”.

BACKGROUND:

A diverse group of private citizens calling themselves HELP (Humboldt Economic & Land Plan) developed Plan H. “H” is a plan which reaches a balance between economic vitality and one which assures protection of natural resources.

METHODOLOGY:

Plan “H” commenced its work by performing considerable research of demographics, infrastructure, economic analyses, various existing planning documents, land uses and related zoning, constraints, policies, regulations, and market demand. Sources of background information and certain principals incorporated into Plan “H” came from numerous documents, including from the State and County. Interviews with numerous respected individuals were conducted, such as the President of Humboldt State University and his staff, representatives from the local building trades unions, Humboldt Association of Realtors, Northern California Association of Home Builders, California Building Industry Association, independent consultants with expertise in planning, and Special District Commissioners.

FINDINGS:

1.The existing County General Plan, as adopted by the Board of Supervisors in 1984, has not been implemented.

2. Land available for development (with adequate infrastructure) is extremely scarce – the supply does not meet current demand. HELP has identified a lack of ready-to-go commercial/industrial sites (permitted, environmentally approved, infrastructure in place).

3. Master Planning of infrastructure and associated funding strategies for roads and drainage County-wide has not been adequately addressed. The State mandates a Circulation/Transportation plan be implemented. Due to the County’s lack of infrastructure planning, existing systems (water, sewer, drainage, roads, highways, bridges) are deteriorating, and there is a lack of funds to provide for future maintenance and capital improvements.

4. Coordination of infrastructure between the County, Communities, and Special Districts is lacking. Although Humboldt County is not a purveyor of waste water or water services, the General Plan must accommodate for future growth and incorporate input from Service Providers in order to facilitate implementation.

5. Housing continues to become less affordable. In fact the median-priced home has almostdoubled in the past 4 years. Humboldt Association of Realtors Multiple Listing Service shows that in:

1999: 47% of the population could afford the median-price home ($123,500)

2003: 29% of the population could afford the median-price home ($206,500)

(May 2004 median-price home = $239,500)

6. Residential permits issued by the County Building Division during the past several years have decreased significantly. There is a shortage of all types of housing, including market rate affordable housing (reference Glossary, Appendix D). There are currently only 250 homes on the market.

7. Economic Development is not being supported by Humboldt County. In fact, jobs are leaving the area due partially to the County’s less than friendly business policies and practices. Employment in several sectors of the County’s economy is expected to either decline or significantly weaken during the next 10 years, according to CSU Chico Center for Economic Development. Jobs are leaving Humboldt County due partially to the County’s unfriendly business policies and practices. Companies considering bringing new jobs to the County are not relocating to Humboldt County partially due to less than friendly business policies and practices. In today’s environment, the hot issues which attract businesses to relocate are: affordable housing, incentives, availability of skilled employees, and “ready-to-go” sites. Cost effective development requires reliable – manageable environmental risk and permitting processes in order to produce affordable housing and/or commercial/industrial facilities. The existing Humboldt County General Plan does not include an “Economic / Fiscal Development” Element as recommended by the State of California.

8. HELP supports numerous County policies and practices, such as:

• Anti-sprawl
• Protection of Natural Resource
• Open spaces / greenbelts between communities
• Each community should have its own distinct identity -Advantage of small community lifestyle
• Less traffic than in urban areas of the state
• One on one contact with government agencies
• Natural beauty
• Responsible growth

9. The County’s 25-year projected growth rate of 0.5% is extremely conservative and does not anticipate realistic growth for the County’s future. The County uses a 1.194% growth rate over an 8-year period for purposes of responding to State Fair Share Housing mandates versus 0.5% for the 20-year General Plan projection. Even a conservative growth rate of 2% per year will limit changes from today’s conditions. The State estimates 57% more new houses will be needed in the next 20 years State- wide than has been produced in the highest production years of the past.

10. HumboldtStateUniversity expects a 2-3 % per year growth rate over the next 20 years. HSU has a goal to establish a Business Park for startup companies, with an emphasis on technology and science.

11. The County endures a shortage of skilled trained labor force.

12. There are considerable roadblocks and obstacles to all development including the production of market rate affordable housing (Glossary, Appendix D). There is an urgent need to examine County processes and procedures concerning all development activities and then eliminate duplication and unnecessary burdensome regulation. There is a need for consistent policy interpretation and application of regulations for development projects. Development ordinances are not being implemented by the County in a consistent or timely manner – policies vary from day-to-day.

13. There is a need for coordination among agencies to get projects through the approval process in reasonable time frames.

RECOMMENDATIONS:

1.Consistent implementation of the existing 1984 General Planand subsequent updates should not be optional.......staff should follow the ordinances adopted by the Board of Supervisors.

2. Given the declining availability of developable land, some of the agricultural and timber lands which are contiguous to existing urbanized areas will have to be considered for conversion to residential uses. The Plan should adopt higher densities in appropriate areas. Balance desire for preservation of agricultural lands with desire for market rate affordable housing. Given there is a decreasing supply of developable land for residential use, but a continuing demand for housing, maintenance of this balance can only be achieved by making additional land available for residential use.

3. The update of the General Plan should include a Capital Improvements/Public Facilities Element. A commitment to infrastructure expansionis essential. Existing infrastructure (water, sewer, drainage, roads, highways, bridges) are deteriorating due to various reasons, including a lack of adequate County planning and funds to provide maintenance and capital improvements. Financing mechanisms should be pursued such as Mello Roos, traditional assessment districts, Federal and State funds. Pursue use of Headwaters dollars as seed money for local matching funds for financing infrastructure, or as a loan to Humboldt County for roads. There is a need for consistent policy interpretation and application of regulations for development projects. Consider designating residential land use and zoning with higher densities for market rate and lower income affordable housing near existing and planned future infrastructure. County needs to develop and fund an Implementation Plan, i.e., Plan the work; Work the plan. Past General Plans have failed to require the prioritization of transportation upgrades. The update of the General Plan should require such implementation strategies.

4. The updated General Plan should include an Economic Development Elementand an enhancement of the Economic Development role / “mind set” at the County is urgently needed. Support HSU’s goal to establish a Business Park for startup companies, with an emphasis on technology and science.

5.When updating the General Plan, a 2% per year growth ratein population should be used.

6.If incorporated into the update of the Humboldt County General Plan, Plan H will inhibit sprawl -- it does not contain policies which promote sprawl.

7. Identify policies which promote excessive regulations and revise such policies to allow for responsible growth.

8. In the interest of cooperation, coordination, collaboration, communication, and innovation: (1) Work with HSU to provide for its future growth needs within the County, and (2) Coordinate within internal County departments as well as among other agencies and special districts to get project approvals through the County in reasonable time frames.

CONCLUSION:  

There’s an old adage that says, “If you’re happy with the way things are, keep doing what you’re doing.” The problem with that philosophy is that if current policies and practices continue and “business as usual” prevails, things won’t stay the same, they will continue to get worse.

HELP will work with the County on an on-going basis to assure the appropriate and timely implementation of the updated General Plan.