Behavioral Health Housing Initiatives

Tuolumne County Behavioral Health has operationalized supportive housing for several decades. Through a Mental Health Plan contract between the County and State Department of Health Care Services, a variety of mental health treatment services and supports are required including ensuring the provisions of housing for a subpopulation of individuals involved with CARE Court or veterans. The Tuolumne County Board of Supervisors has authorized staff to explore housing options that can be used as an interim service for Behavioral Health program participants. The information below represents staff efforts to bring clarity to specific areas of Law Enforcement, Safety & Security; Facilities; Zoning & Use; Finances; General Concerns; and Property Specific Questions.  For questions specific to Tuolumne County Behavioral Health Housing, please call (209) 533-7020.

LAW ENFORCEMENT, SAFETY & SECURITY QUESTIONS

1. Is the Sheriff supportive of this location? The Sheriff has stated that he thinks endorsing one location over another is outside of his purview of responsibility but that he does believe housing is an essential element in providing homeless services. He has further stated that he trusts the Health & Human Services Agency staff in operating successful housing programs that support individuals toward symptom management, community integration, self-sufficiency and reduce homelessness in Tuolumne County.

2. Does the Sheriff’s Department have capacity to respond to calls at the Behavioral Health Housing and surrounding areas? The Sheriff has stated that his department will continue to respond to all calls across the County within their protocols for priority and urgency, and staffing ability. He has also stated that their successful recruiting and training of new staff is on the rise in part because the Board of Supervisors has placed more funding into competitive deputy pay. Furthermore, the Sheriff is willing to work with community members who reach out, to organize Neighborhood Watch program in their neighborhoods.

3. What should be done if there is a need for law enforcement at one of the County Housing sites? If there is an imminent threat to safety, call 9-1-1. Otherwise, for properties in the County jurisdiction, call the non-emergency line for the Sheriff Department at (209)533-5151. For non-emergency calls for properties withing the City limits, call (209) 532-8143

4. Is there a law regarding how close this type of facility can be to a school? No. Many program participants are legally disabled and as such have protected rights and cannot be discriminated against.

5. Will Cal Fire inspect the property and address fire fuels and needed mitigation? Yes.

FACILITIES, ZONING & USE QUESTIONS

6. Is the intended use of this property consistent with the current zoning? The County is exempt from its own zoning ordinances, pursuant to Tuolumne County Ordinance Code, Section 17.52.070, and a conditional use permit is not required. However, current housing initiatives are consistent with existing zoning.

7. Will an environmental review take place? Yes. The purchase of this property is required to go through the California Environmental Quality Act (CEQA) process. County staff is currently conducting a review of this property and its intended use.

OPERATIONS QUESTIONS

8. What is supportive housing? Supportive Housing is housing that includes case management and supportive services for current Behavioral Health clients.

9. Are these housing initiatives walk-in emergency shelters? No.

10. Who is eligible to be housed? Tuolumne County residents who meet Behavioral Health service eligibility and funding criteria, and who agree to relevant housing agreements.

11. What is the admission process? Housing needs are identified usually through the Behavioral Health Comprehensive Assessment. Housing Screenings are provided to determine housing need, current level of functioning, and other factors surrounding the person’s condition. These assessments assist the Behavioral Health staff to identify the best location and type of housing to meet individual needs.

12. Will background checks be conducted on each program participant? Staff do not have the legal right to conduct a criminal background check on program participants and law enforcement is only allowed with probable cause. Behavioral Health staff will screen all potential Behavioral Health housing participants for appropriateness of housing resources.

13. Will registered sex offenders be allowed to live in the facility? No

14. Will individuals with substance use disorders be allowed to participate? Yes, a person with a substance use disorder who has engaged in a rehabilitation program or is actively engaged in outpatient services may become a program participant.

15. Will drug testing be conducted? Random drug testing cannot be a mandatory part of the program as it is a violation of regulations. Some program participants may have testing as a part of their mandated case plan.

16. Will people be allowed to have pets? Yes, pets are a huge support and part of the lives of those we aim to serve.

17. If a person is exited from the program for lack of compliance, how will that be handled? Staff notify renters of issues through timely pre-eviction notices. Prior to their “exit” of Behavioral Health housing, alternative housing plans are developed. No participant will be “kicked out the front door” and left to their own devices in the community. Housing participants are in lease agreements, and all applicable eviction laws are followed.

18. Are program participants expected to pay rent? What if they can’t, how will this affect the budget? Rent will be collected, as possible, from program participants who live in transitional and permanent housing. Rent amounts are usually established as a percentage of income.

FINANCE QUESTIONS

19. How does the County establish a purchase price? The County does not pay more than fair market value for properties. Market research and professional appraisals are conducted to determine what Fair Market Value is. Initial negotiations are non-binding, and a purchase price is agreed upon after inspections and before the Board approves a purchase agreement.

20. How will this be funded? Current funding is available for Tuolumne County through the following grants: CARE Act, Mental Health Services Act, Behavioral Health Bridge Housing, and Opioid Settlement.

21. Does funding from the Opioid Settlement have to be used to support addicts? Opioid funding may be used to support outpatient and inpatient rehabilitation, and those who are currently clean and sober and who need a safe and healthy environment in which to live and complete their rehabilitation.

22. Are there deadlines for the use of the grant funds? Yes, for the MHSA and BHBH funds. Every grant has a life cycle with milestones that must be reached and timelines that need to be followed. MHSA has an expenditure date of 12/31/2025. BHBH has an expenditure date of 6/30/24.  A copy of the final BHBH Grant can be found here:  Final BHBH Grant

23. What is the budget for this program? None of the Behavioral Health housing programs are supported by General Fund dollars, rather all funding comes from grant and state sources. Agency staff are funded through various State funds that support direct services. Additionally, County programs cannot be budgeted with deficit spending. Out-of-County housing is expensive and providing local housing in County-owned properties is a cost-savings approach for the County.

24. How is the County affording property taxes, insurance and utilities for operations of this project? The County doesn’t pay property tax to itself, neither does it have to purchase consumer level fire insurance because it is self-insured. Also, as a part of the Tuolumne Public Power Agency, the County gets significantly discounted electricity.

GENERAL CONCERNS

25. What will happen with property values in this area? There is no definitive answer to this question. What is known is that if the program is run poorly and the facilities are not maintained properly then surrounding property values would be at risk. The County currently runs three supportive homes that have not affected neighboring properties adversely. Several licensed appraisers were consulted, they all agreed that if the housing programs are run well, then values on adjacent homes would not be adversely affected. 26. As adjacent neighbors and members of the community, why are we just hearing about this? Why didn’t the County reach out to us sooner? It’s difficult to involve a community on this kind of housing initiative before there has been Board action. Once the Board approves posting a public notice of intent to purchase the property (which is NOT a commitment to purchase) then staff extends an invitation to adjacent property owners and other community groups. In addition, a “Frequently Asked Questions” document will be created and distributed to the public that will include information from public input as well as what is gathered from social media and other public forums. Staff will authorize general house inspections, roof inspections, and pest inspections to ascertain objective information on the condition of the property. 27. Why was the process of selecting a site so hasty? Were other sites considered? Over the last six months, staff has evaluated multiple properties in Tuolumne, Twain Harte, East Sonora, Sonora, Jamestown and Columbia. These evaluations were weighed against program need, availability of funding and a variety of preferences for physical characteristics (housing type, accessibility, public water, public sewer, paved road, etc.). Creating opportunities for transitional housing is consistent with Board-approved priorities and is a part of the General Plan/Housing Element. On May 1st, 2023, County Staff issued a Press Release to local media outlets and social media seeking properties that met certain criteria. Some of the preferred housing characteristics listed are as follows: located in Tuolumne County, three bedrooms minimum, two bathrooms minimum, move-in condition with minimal repairs, all kitchen appliances included (refrigerator, dishwasher, stove, microwave, garbage disposal), indoor laundry area with washer & dryer, public sewer and water, HVAC system, near services or public transportation, priced under $450,000. Not all of these characteristics were met in every property reviewed/considered.

28. Does the County have a real estate agent representing them as an agent on this property procurement? No. The County has not contracted with a real estate agent to represent their interests on this transaction.

29. Does the County or any staff member receive a bonus or commission for their work related to the acquisition of this property? No. Multiple staff members from multiple departments are working on the legal procurement of this property in compliance with government code. No staff member receives commission, bonuses, or additional compensation.

30. Why can’t you use currently unused County buildings? All the buildings that the County owns are currently used, slated to be used or otherwise not in a condition to be used for this purpose.

31. Why isn’t the County spending this money on more staff for sheriff and fire? The housing grant funds that Behavioral Health has been awarded cannot be used for any other purpose.

PARROTTS FERRY ROAD PROPERTY SPECIFIC QUESTIONS 

32. Is having this type of facility across from a tap room/winery problematic? Not necessarily. Not all Behavioral Health participants have substance use disorders. Trying to find housing that is close to services that are not easily accessible to alcohol is impossible. Even the Tuolumne County Behavioral Health office that delivers various treatment-oriented programs is just a stone’s throw away from many establishments that provide alcohol. Behavioral Health already has two supportive housing projects that are operational, and both are near services and are located near many alcohol outlets.

33. Why can’t this housing be developed in undeveloped areas of the County? New construction is too expensive and time consuming. One of the funding sources has a “time is of the essence” clause to emphasize the need to operationalize housing as soon as possible. The housing model is also meant to integrate clients into the community near services and not in congregate institutional settings, segregated in isolated areas.

34. Given the housing shortage in our community, is this initiative taking up needed housing for our community? Behavioral Health housing program participants are from our community and need housing.

35. Is this housing proposal too far from essential services? Program participants with transportation needs will be supported by case managers to get to needed services and amenities.

36. Will these “mentally ill” people be a safety risk for our neighborhood and children at bus stops? Community members should be vigilant about safety. The County considers safety as a high priority and consideration before making housing available for a program participant. There are “mentally ill” people in every community, neighborhood and workplace. Providing stabilizing services and housing for program participants coming from other facilities will support their well-being and increase safety in a community. The neighbors around other Behavioral Health housing in our community have not experienced safety related problems as a result of the County housing program.

37. Will there be smoking restrictions to mitigate fire concerns? People will be allowed to smoke tobacco in designated areas only and not inside the buildings.

38. Is the use of marijuana allowed? Both medical and recreational use of marijuana, and all other illegal substances is prohibited.

39. Is the use, possession, or sales of illegal substances allowed at County housing locations? No.

40. Will alcohol be allowed onsite? No.

41. How many residents will be living at this site? Initially, 8 residents with 3 more after a few facility improvements.

42. Will vehicles and bikes be allowed onsite? Yes.

43. Will there be increased vehicle and pedestrian traffic in the area? There likely will not be an increase of either. This is and has been a multi-family property with four homes, multiple residents, cars and drivers. There is consideration of improving the approach and driveway for easier access and visibility.

44. Will there be access to public transportation. Yes. Tuolumne County Transit partners with the County on meeting the transportation needs of program participants through their existing programs. Transportation is also a provision of case management.

45. What are the ages of the buildings onsite? According to the County Assessor’s Office, the estimated ages of the buildings range from an estimated date of 1935 to 1983.

46. Have inspections and an appraisal been conducted and when will the reports be made available to the public? There were recent home inspections, roof inspections, pest inspections, a general contractor inspection and an appraisal conducted. Reports will be available to the public at the end of the transaction if the Board approves the purchase.

47. Is this property on septic or public sewer? Currently the homes are on individual septic systems. County records report that a new system was installed in 2020 and minor repairs on all other systems were completed. All work was done with permits. The County has been in communication with Tuolumne Utilities District about connecting to their sewer system which is approximately 150 feet from the property site. Hook-up fees were estimated to be around $25,000 and the cost of running the sewer main is unknown at this time.

48. Is this property on public water? This property is connected to Tuolumne Utilities District water as well as an untreated water ditch agreement for landscape irrigation that is charged individually to this property. A supply line for the ditch water is shared as are maintenance responsibilities and costs.

49. Are the owners of the tasting room and tap room across the street vulnerable to losing their alcoholic beverage license if this housing initiative is approved? County staff contacted division staff at the California Department of Alcoholic Beverage Control. They stated that this housing would have no bearing on current licensing at the winery and tap room. They also directed staff to a link that explains the process of licensing and public notice & input when a licensed establishment changes or transfers ownership. For more information click this link: https://www.abc.ca.gov/licensing/transfer-or-change-a-license/

50. Isn’t pedestrian access dangerous in this area? Like most areas in the County, there are no sidewalks. Some clients have their own vehicles, use public transportation and/or are provided transportation as a part of supportive services.

51. What improvements will be made to the facilities if they are purchased? Necessary repairs and improvements to better support the housing program model will be completed in alignment with County government procedures and ordinances.

52. If the housing proposal moves forward, what kind of work will be done at the sites to secure and improve the properties? Development plans for security systems, lighting, fencing, gating, and physical property improvements will be considered.

53. Is there a mine on this site? There are reports of previous mining activities on this site. County staff has consulted with Community Development, County Recorder, County Assessor and the California State Mining & Geology Board to determine if there are any available records indicating compromised integrity of the property. None have been discovered. There are no visible mine shafts, service or ventilation openings.

54. Will there be “house rules & chores”? Rules, absolutely. Chores, no.  For a sample of our house rules please click here:  SAMPLE House Rules

55. What will the housing agreements look like? The County is required to follow all landlord/tenant laws.  For a sample of our lease agreement, please click here:  Sample Lease Agreement

56. How will the house/property be managed? Tuolumne County Health & Human Services staff will provide supportive services. Participants will also be connected with various community service providers. Additionally, on-call behavioral health staff will be available. On-site 24/7 staffing is currently being explored.