American Canyon City Council
October 18, 2022

Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.

The 2014-2018 ACS reported approximately 11.3 percent (2,291 residents) of the city’s non-institutionalized residents have conditions that may affect their ability to live independently in conventional residential settings. This is slightly lower than the countywide rate of 11.8 percent. Figure 3-24 shows the distribution of persons with disabilities in American Canyon by type of disability.

Figure 3-24: Disability by Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

Table 3-16 shows persons by type of disability and age in American Canyon. The table illustrates the largest age group with disabilities appears to be individuals aged 18 to 64, while the second highest is persons aged 65 and older. However, individuals aged 65 and older has the highest proportion of individuals with a 296
3-38 | American Canyon Housing Element Background Report, Public Review Draft disability (approximately 35.7 percent, compared to 10.2 percent of people aged 18 to 64 years, and three percent of people aged five to 17 years.

Table 3-16: Persons with Disability by Age and Disability Type of Disability by Age Number
Total disabilities tallied
Total disabilities tallied for people 5 to 17 years 120 Hearing disability 10
Vision disability 21
Cognitive disability -
Ambulatory disability -
Self-care disability -
Total disabilities tallied for people 18 to 64 years 1,283 Hearing disability 118
Vision disability 210
Cognitive disability 537
Ambulatory disability 572
Self-care disability 298
Independent living disability 549
Total disabilities tallied for people 65 years and over 877 Hearing disability 377
Vision disability 199
Cognitive disability 183
Ambulatory disability 572
Self-care disability 217
Independent living disability 491
Source: ACS 5-year estimates, 2015-2019.

A disability can impact a person’s ability to work, leaving many disabled individuals on fixed incomes or jobs with wages lower than the non-disabled population. According to 2015-2019 ACS estimates, approximately 83.1 percent of disabled persons in the labor force were employed, compared to 95.6 percent of the non-disabled population. The median income of the working disabled was $36,649, compared to $41,087 for the non-disabled population. 297
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American Canyon Housing Element Background Report, Public Review Draft | 3-39

DEVELOPMENTAL DISABILITIES
Senate Bill (SB) 812, which took effect January 2011, amended state housing element law to require an evaluation of special housing needs of persons with developmental disabilities. A "developmental disability" is defined as a disability that originates before an individual becomes 18 years old, continues, or can be expected to continue indefinitely, and constitutes a substantial disability for that individual. This includes intellectual disabilities, cerebral palsy, epilepsy, and autism. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.

The California Department of Developmental Services (DDS) currently provides community-based services to approximately 347,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The North Bay Regional Center is one of 21 regional centers that provides point of entry to services for people with developmental disabilities and serves Napa, Sonoma, and Solano counties. The North Bay Regional Center reported 9,040 served by the organization in 2020. Of those served, approximately 40 percent had a mild to moderate intellectual disability, 33 percent had autism, and eight percent had a severe or profound intellectual disability.

According to the California Department of Developmental Services, there were 205 residents with developmental disabilities served in American Canyon in 2020. This is less than one percent of the total population. Of the total, 103 are under the age of 18. Most developmentally disabled residents of American Canyon receiving services lived in the home of their parent or guardian (178 individuals or 85.2 percent); 15 residents or 7.2 percent lived in a community care facility. Many developmentally disabled persons live and work independently. However, more severely disabled individuals require a group living environment with supervision, or an institutional environment with medical attention and physical therapy. Because developmental disabilities exist before adulthood, the first housing issue for the developmentally disabled is the transition from living with a parent/guardian as a child to an appropriate level of independence as an adult.

There are several housing types appropriate for people living with a developmental disability: independent living in privately owned or rented homes, group homes, and residential care facilities. The design of accessibility modifications, proximity to services and transit, and availability of group living opportunities represent considerations important to serve this need group.

Incorporating barrier-free design in all new multifamily housing (as required by state and federal fair housing laws) is especially important to provide the widest 298
3-40 | American Canyon Housing Element Background Report, Public Review Draft range of choices for disabled residents. Special consideration should also be given to housing affordability, as people with disabilities may live on a fixed income.

The most severely disabled persons may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, supportive housing for developmentally disabled individuals should focus on transitioning from the person’s living situation as a child to an appropriate level of independence as an adult.

DISABLED HOUSING NEEDS
Some people with mobility and/or self-care limitations can live with their families or others who assist them to satisfy housing and daily living needs. A segment of the disabled population, particularly low-income and retired individuals, may not have the financial capacity to pay for accommodations or needed modifications to their homes. In addition, even those able to pay for housing with special accommodations may find it unavailable in the city.

Although housing for homeless individuals is discussed in the sections below, there can be a strong correlation between a person’s ability to work and their housing status. Disabilities may comprise mental and physical and can limit employment opportunities and an ability to earn sufficient income for housing.

Disabled persons often require special housing features to accommodate physical limitations. Some disabled persons may have difficulty paying the cost of services to address their special needs or difficulty finding appropriate employment salary. Although the California Code of Regulations (Title 24) requires all public buildings be accessible to the public through architectural standards such as ramps, large doors, and restroom modifications to enable handicap access, not all available housing units have these features.

Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.

American Canyon adopted a reasonable accommodation ordinance (Chapter

19.52) in 2009. The Reasonable Accommodation Ordinance contains a ministerial procedure for an individual with a disability seeking equal access to housing to request reasonable accommodation.

ADULT CARE FACILITIES
Currently, eight facilities in the city of American Canyon care for adult individuals with special needs. Special needs may consist of a mental or physical disability, which requires additional support. These facilities are shown in Table 3-17. 299
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American Canyon Housing Element Background Report, Public Review Draft | 3-41 Table 3-17: Adult Care Facilities
Facility Address
Number of
Beds
Phone
Number
Adondi's Residential Care
Home
557 Canyon Meadows
Drive
3 (707) 648-7374
Core Arf Gadwall 3 Gadwall Court 2 (707) 554-4802
E.R. Salgado, Inc./
Saint Lucia Residential Care
134 Landana Street 6 (707) 315-4838
Griffin Family Care Home -
Elliot
2330 Elliot Drive 6 (707) 552-6346
One Step Beyond Care
Home
154 Entrada Circle 4 (707) 552-8588
Sacred Heart Care Home #1 1509 Rio Grande
Street
6 (707) 246-4565
Sacred Heart Care Home #2 1513 Rio Grande
Street
6 (707) 246-4565
Sacred Heart Care Home #3 241 Landana Street 6 (707) 647-2260 Source: Department of Social Services Community Care Licensing Facility Search, 2022.

On January 1, 2002, SB 520 became effective and requires local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. The City has since included a review of all development applications for their adherence to Title 24. This review is included during the entitlement processing stage as well as during the issuance of building permits for minor alterations.

Seniors
Seniors are defined as persons age 65 and over. Seniors are considered a special needs group, as they tend to have more health problems than the population at large. These health problems may make it more difficult for seniors to live in typical housing and to live independently. Seniors with serious health problems may require communities with extra services, such as assisted living facilities.

Lower-income senior households may especially need housing assistance, as many seniors live on fixed incomes such as Social Security and pensions.

Increases to the cost of living may make it difficult for seniors to afford housing.

Financially strained senior homeowners may have to defer home maintenance needs. Seniors who rent may be at even greater housing risk than those who own their home, due to income differences between these groups. In American Canyon, the largest proportion of senior households are extremely low-income (those who earn 0 to 30 percent AMI), while the largest proportion of senior households who are homeowners falls in the moderate-income group (those who earn 81 to 100 percent AMI), as shown in Figure 3-25. 300
3-42 | American Canyon Housing Element Background Report, Public Review Draft Figure 3-25: Senior Households by Income and Tenure
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release As is the case in many suburbs, the number of elderly residents has increased in American Canyon over the years. However, as a proportion of the population, the senior population has fluctuated. The percent of the city’s total population that was 65 and over decreased from 2000 to 2010 but increased from 2010 to 2019. According to 2015-2019 ACS data, 12.2 percent (2,457) of the population was above the age of 65. In 2010, 9.6 percent (1,865) of the population was above the age of 65 and in 2000 13.4 percent (1,306) of the population was above the age of 65. Current trends suggest that, while the number of older adults and their needs will remain significant in the city over the next five years, their proportion of the total population will not necessarily increase as more families with children and adults under the age of 65 move into new residential neighborhoods. (Table 3-18)
Table 3-18: Senior Population (1990-2019)
1990 2000 2010 2019
Senior (65 and over) 994 1,306 1,865 2,457
Seniors as Percent of Total Population 12.9% 13.4% 9.6% 12.1% Total Population 7,706 9,774 19,454 20,261
Source: US Census 1990, 2000, 2010, 2015-2019 ACS five-year estimates, Table DP05.

In most communities, older adults tend to have a lower poverty rate due to retirement income or government assistance such as Social Security (young families with children, especially single mothers, usually have the highest poverty rate). However, according to the 2015-2019 ACS estimates, 11.2 percent of seniors were living in poverty, compared to 7.8 percent of the general 301
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American Canyon Housing Element Background Report, Public Review Draft | 3-43 population. Countywide, 7.9 percent of seniors were in poverty compared to 7.8 percent of the general population. Approximately 53 percent of all elderly households paid more than 30 percent of their income for housing expenses, compared to 36.1 percent of all households.

Tenure is also important when analyzing the needs of seniors. Figure 3-13 from the previous “Household Tenure” section, illustrates the number of seniors living in owner-occupied housing. Out of 1,011 senior households, 83.3 percent own their homes.

Due to mobility limitations or the need for supportive services (such as medical or meal assistance), it can become very challenging for the elderly to adequately meet their housing needs. The City can support the elderly population with rehabilitation programs for existing units, as well as the creation of affordable senior housing units. The City has collected specific data on the age and condition of housing units; however, this does not include a specific breakdown of homes occupied by seniors. In American Canyon the existing mobile home parks have a large percentage of senior citizens occupying the homes and the City is committed to retaining this housing type. Because mobile homes tend to deteriorate faster than site-built homes, and seniors face the added financial burden of space rents, many seniors find it difficult to maintain their homes and keep up with rising space rents and utility costs.

There are five California Department of Social Services-licensed elderly care facilities providing services in American Canyon. These facilities are shown in Table 3-19.

Table 3-19: Elderly Care Facilities
Facility Address
Number
of Beds
Phone
Number
C&F Senior Care Home American
Canyon
178 Sonoma Creek
Way
5 (707) 246-0867
Greenhills Care Home 115 Thayer Way 24 (707) 558-8487
Pink Lady Carehome, LLC 39 Via Marciana 6 (720) 619-6962 RMB Home Care, Inc. 6 Via Pescara 6 (720) 619-6962
Summer Rose Senior Living, LLC 1088 Donaldson Way 6 (707) 515-9099 Source: Department of Social Services Community Care Licensing Facility Search, February 2022.

Large Households (Five or More Persons)
Large households are defined as households of five or more individuals. Large households often face special challenges in the housing market because they need housing of sufficient size to prevent overcrowding and do not always have sufficient income to purchase or rent such housing, even if it is available. 302
3-44 | American Canyon Housing Element Background Report, Public Review Draft In 2019, American Canyon had 1,299 households of five or more persons. There were 1,014 owner households of five or more persons and 285 renter households of five or more persons. Figure 3-26 shows the household size by tenure in American Canyon.

Figure 3-26: Household Size by Tenure
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009 While the city has a large proportion of large households, homes in American Canyon tend to be larger, in part because much of American Canyon’s housing stock is relatively new. As shown earlier in Figure 3-21, 79.7 percent of the total housing stock had three or more bedrooms per house; 16.6 percent had five or more bedrooms.

However, affordability can sometimes be an issue for larger households since the household income is split between more people. As shown in Table 3-20, the median income per person in American Canyon generally declines with household size.
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American Canyon Housing Element Background Report, Public Review Draft | 3-45 Table 3-20: Median Household Income by Household Size (2019) Household Size Median Income Median Income Per Person
Total $101,792 varies
1-person households $34,792 $34,792
2-person households $86,563 $43,282
3-person households $97,600 $32,533
4-person households $113,750 $28,438
5-person households $150,455 $30,091
6-person households $141,136 $23,523
7-or-more-person households $207,708 <$29,672
Source: ACS 5-year estimates, 2015-2019, Table B19019.

Additionally, homes with multiple bedrooms have higher costs which can result in larger families experiencing a disproportionate cost burden compared to the rest of the population. However, in American Canyon large families did not experience a disproportionate cost burden compared to other households.

Large families with five or more persons had a smaller percentage of households who paid more than 30 percent of their income on housing compared to other households, as shown in Figure 3-27.

Figure 3-27: Cost Burden by Household Size
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release 304
3-46 | American Canyon Housing Element Background Report, Public Review Draft Farmworkers
State law requires every jurisdiction in California to assess the need for farmworker housing. Across the state, housing for farmworkers has been recognized as an important and unique concern. Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.

In Napa County, agriculture is the predominant land use by area. A significant percentage of farmworkers employed in the county are migrant (seasonal) workers who may require special accommodations during their temporary stay.

Such housing is extremely limited in Napa County. As a result, many migrant workers live in substandard housing conditions, such as motel units, illegally converted garages or secondary dwelling units, vehicles, and older mobile homes and trailers. In 2017, there were 4,290 permanent farm workers in Napa County and 5,734 seasonal farm workers. As shown in Figure 3-28, the number of permanent farm workers in Napa County has increased over the past decade, but the number of seasonal workers has decreased since 2002.

Figure 3-28: Farm Workers in Napa County
U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor
Currently, there is no housing in American Canyon specifically designated for farmworkers or employee housing for farmworkers. Although there are agricultural activities in Napa County, the city itself does not contain enough land that could suit the demands of agriculture. The City’s Sphere of Influence includes some land designated for agricultural uses, but there is no land designated for agricultural uses within city limits. In 2019, 116 people (1.2 percent of the civilian employed population age 16 and over) in American 305
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American Canyon Housing Element Background Report, Public Review Draft | 3-47 Canyon were employed in agriculture, forestry, fishing, and hunting. This is less than 4.3 percent of the civilian employed population age 16 and over employed in agriculture, forestry, fishing, and hunting in Napa County as a whole.

The California Human Development Corporation (CHDC) manages three farmworker housing centers in Napa County (Calistoga, Mondavi, and River Ranch) that are designed to serve the short-term housing needs of unaccompanied male residents during peak agriculturalseasons. Residents tend to be employed by labor contractors and occupy beds for five days during the week, returning home to their families elsewhere in Northern California on the weekend. The dormitory-style housing in each of the three centers has 60 beds (30 rooms with two beds each), for a total of 180 beds. None of the centers are open year round; each closes during November to February, when the demand for labor goes down. However, the months during which they close are staggered, such that at least one of the centers is open during any given month of the year. In addition to the three CHDC centers, there are seven other licensed farmworker housing facilities in the county that provide an estimated 130 beds.

Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents may not be aware of their rights or they may be wary to engage due to immigration status concerns. In American Canyon, approximately 6.4 percent of residents five years and older identify as not speaking English or not speaking English well. By comparison, approximately eight percent of residents five years and older identify as not speaking English well or at all in Napa County. Figure 3-29 shows the proportion of non-English speakers in American Canyon and Napa County.
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3-48 | American Canyon Housing Element Background Report, Public Review Draft Figure 3-29: Non-English Speakers
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005 Single-Parent and Female-Headed Family Households
“Single-parent household” as used in this document is defined as a family household with one or more children under the age of 18 years and headed by either a female or a male head of household with no spouse present. Singleparent households typically have a higher than average need for day care and affordable housing. In addition, single mothers have a greater risk of falling into poverty than single fathers due to factors such as the wage gap between men and women, insufficient training and education for higher-wage jobs, and inadequate child support. Limited household income levels affect the ability of these households to locate affordable housing and, consequently, this is one of the more significant housing problems of this household category. As a result, these households may have to pay more than they can afford for housing for themselves and their children; or, they may have to rent a housing unit that is too small for their needs because it is the only type of housing they can afford.

Other housing-related needs experienced by single-parent households include difficulty paying security deposits, lack of housing near jobs, availability of childcare services, and proximity to transit services. In American Canyon, there are 5,296 households of which 68 households (1.3 percent) are male singleparent households and 353 households (6.7 percent) are female-single parent households.
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American Canyon Housing Element Background Report, Public Review Draft | 3-49 Female-headed household is used to describe a household in which an adult female is the sole or main provider. Most female-headed households are either single elderly women or single mothers. Traditionally, these two groups have been considered special needs groups because their incomes tend to be lower, making it difficult to obtain affordable housing, or because they have supportive service needs related to housing (such as childcare or assisted living support).

Single mothers, in particular, tend to experience difficulty in obtaining suitable, affordable housing because they are supporting children or a family with only one income and need housing with two or more bedrooms. According to 2015- 2019 ACS estimates, there were 1,150 (21.7 percent) female householders with no spouse or partner. In comparison, in 2010, 733 households were femaleheaded (13.7 percent) out of 5,354 households total.

The city had a similar percentage of female-headed households (21.7 percent and 6.7 percent with children) than the county (26.6 percent and 4.2 percent with children). According to the 2015-2019 ACS, 182 or 21.0 percent of all female-headed households in the city had incomes under the poverty level; 146 of the city's female-headed households with children under the age of 18 (16.8 percent) had incomes below the poverty level, giving this group the highest poverty rate in the city. It may be assumed that most of these households are overpaying for housing (i.e., more than 30 percent of their income), or are experiencing other unmet housing needs because of their extremely low incomes and the rising cost of housing.

Homeless Population and Persons in Need of
Emergency Housing
Government Code Section 65583(a)(7) requires an analysis of housing needs for homeless individuals and for local governments to address any need for emergency shelters and transitional housing. Homelessness can result from a number of social and economic factors that include a breakdown of traditional social relationships, chronic unemployment, a shortage of affordable housing, chronic substance abuse, and a physical or mental disability that limits the person’s ability to find adequate work. By definition, a homeless person lacks consistent and adequate shelter and can be considered a resident of a community (those remaining in an area year-round), or transient, depending on the person’s residence before becoming homeless and the length of time spent in a community. The three types of housing that accommodate these needs are emergency housing, transitional housing, and supportive housing. They are defined as follows:
• Emergency Shelter/Housing. Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay (Health and Safety 308
3-50 | American Canyon Housing Element Background Report, Public Review Draft Code 50801). Jurisdictions must allow emergency housing (homeless shelters) in at least one zone without discretionary review. • Transitional Housing. Buildings configured as rental housing developments but operating under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at some predetermined future point in time that shall be no less than six months from the beginning of the assistance (Government Code 65582(h)). Transitional housing units must be considered residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.
• Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (Government Code Section 65582(f)). Supportive housing units must be considered residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.

Emergency shelters can provide a short-term solution to homelessness by providing limited supplemental services, while transitional housing is directed toward removing the basis for homelessness. Transitional housing is provided for an extended period and is combined with other social services and counseling to assist in the transition to self-sufficiency. As discussed in Section X: Constraints, there is sufficient land in American Canyon to accommodate at least one emergency shelter.

During the Point in Time (PIT) Count performed on January 30, 2020, an estimated 464 persons were experiencing homelessness in Napa County on any given night. Eighty-four percent were living in Napa County before their most recent episode of homelessness. The majority (75 percent) identified as white, 10 percent as American Indian or Alaska Native, and 15 percent as other; 19 percent identified as Hispanic/Latino. Seventy-two percent were male and 28 percent were female. Most (35 percent) spent the night of the count in emergency shelters, 25 percent stayed outdoors or in the streets/parks, 16 percent in vehicles, eight percent in tents, six percent in encampments, and 10 percent somewhere else.

For 30 percent, this was their first time being homeless. Over half (63 percent) of the homeless population had been homeless for more than a year. Twenty percent were employed, but only nine percent were employed full time, 10 percent were employed part time, and one percent were employed seasonally/sporadically. Of the unemployed, 45 percent were not looking for work and 24 percent were unable to work. Most (73 percent) have a mental health issue, 41 percent have a chromic health issue, and 41 percent have a 309
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American Canyon Housing Element Background Report, Public Review Draft | 3-51 physical disability; 62 percent have a substance use issue and 51 percent suffer PTSD.

Compared to the 2019 PIT Count, there was a 44 percent increase in the number of individuals counted experiencing homelessness (322 in 2019 to 464 in 2020).

However, this increase is attributed to new methods used to conduct the count as well as an increase in coverage and use of peer guides. Persons experiencing chronic homelessness increased from 149 individuals in 2019 to 203 in 2020.

The number of veterans experiencing homelessness increased from 14 to 60.

The number of transition-age youth increased (age 18 to 24) increased from 23 to 54.

The City amended its Zoning Code December 2, 2014 to update the definitions of transitional and supportive housing to comply with state law. This is discussed within the “Zoning for Variety of Housing” section of this document.

Since American Canyon shares a border with Vallejo, it is possible that American Canyon could see an overlap in the homeless population and services between Vallejo and American Canyon. Since Vallejo is within Solano County and not Napa County, American Canyon would cooperate with the City of Vallejo, Solano County, and Napa County to address any migration and redirect those individuals to the appropriate facility. Some of the facilities in Vallejo include:
• House of Joy Transitional, 1106 Marin St., Vallejo 707-554-8800 • Homeless Shelter Napa Valley, 2521 Old Sonoma Rd., Napa 707-253- 6145
• Baptist Church of Vallejo, 2025 Sonoma Blvd., Vallejo 707-644-4064 • The Salvation Army of Vallejo, 630-632 Tuolumne St., Vallejo 707-643- 8621

AGENCIES OFFERING PUBLIC ASSISTANCE
Resources for the homeless in Napa County include the Napa Emergency Women’s Services (NEWS), the South Napa Shelter, the South Napa Day Center, the Family Shelter, and the Winter Emergency Shelter (a leased wing at Napa State Hospital).

Meals for those in need are provided by Meals on Wheels, the Table, Congregate Meals Sites (at the American Canyon senior Center, Napa Senior Center, and Rianda House). Other food assistance programs include CalFresh, Community Action of Napa Valley Food Pantries, Napa Storehouse Emergency Food Pantry, Salvation Army, Spanish Seventh Day Adventist, Women, Infants & Children Program (WIC). Other services are provided by Catholic Charities and church groups throughout Napa County.

Napa Valley Community Housing (NVCH), a local nonprofit organization that sponsors, develops, and manages 27 properties with 920 affordable homes within Napa County. HVCH also developed a Home Sharing Match Up program 310
3-52 | American Canyon Housing Element Background Report, Public Review Draft to match home seekers with home providers supplying affordable rooms to rent with homeowners who have additional space.

Catholic Charities offers two programs to support housing for individuals and families—Rainbow House and Housing Options. Rainbow House is a residential program for young single mothers who are 18 to 22 years of age and who are highly motivated to work toward financial and self-sufficiency. The Housing Option Program helps individuals and families find suitable housing; helps people interested in a shared housing arrangement; and provides housing advocacy.

The Napa County Council for Economic Opportunity has a program called The Napa Valley Shelter Project that provides homeless families and single adults assistance to move into permanent housing and maintain current housing. Case managers at the shelter work with clients on an action plan to obtain permanent housing and community support services.

Community Action Napa Valley (CANV), formerly called the Napa County Council for Economic Opportunity, offers the following programs to residents of Napa County:
• Winter Shelter operates during the winter months to provide emergency shelter.
• Rental Assistance program helps prevent homelessness among families and individuals by providing loan and grant assistance for housing expenses.
• Homeless Employment program works with homeless clients to provide training and job placement.
• Family Advocacy program assists homeless families with parenting classes and life-skill classes.
• American Canyon Family Resource Center works collaboratively with community partners to bring together resources and activities into an integrated service system that is accessible and responsive.

CANV runs the County Food Bank which provides a variety of nutritious foods to low-income individuals, families, seniors, and non-profit organizations throughout the county through the following programs:
• CANV provides Non-Profit Agency Access, contracting with 43 local nonprofit organizations that serve vulnerable and low-income individuals, to provide access to low-cost nutritious food. Local non-profits can shop once a week for USDA Commodities and bulk food for only 19 cents per point or at wholesale cost allowing them to offset their food budget. • Food Pantry Network serves an allotment of food, including meat, dairy, produce, and dry and canned food items to over 1,000 low-income households per month.
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American Canyon Housing Element Background Report, Public Review Draft | 3-53 • USDA Commodity Program provides nonperishable food staples, including peanut butter, cereal, canned fruits and vegetables, pasta, and canned meats, to low-income residents monthly. Distribution is handled by agencies that have agreements with the food bank.
• Free Food markets provide fresh fruits and vegetables to residents, with no income eligibility requirements.
• Brown Bag program is a food program providing a bag containing 10 to 14 items twice a month to seniors 60 years of age and older who are low income.
• Congregate Meals Sites located in St. Helena and American Canyon provide a place for seniors to meet and eat together, and they host monthly bingo games.
• Meals on Wheels supplies home-bound seniors with home-delivered daily meals and conversation.
• CANV Kids Development & Family Program offers affordable, highquality childcare for children ages 18 months through pre-K and aims to support children’s development in preparation for school.

Residents of Mobile Home Parks
Residents of mobile home parks are not usually considered a special needs group, but mobile homes represent a significant portion of American Canyon’s naturally occurring affordable housing stock, and residents of mobile home parks tend to be lower income. As shown in Figure 3-20, approximately 13.7 percent of dwelling units in the city (849 homes as of 2020) are mobile homes.

The issues and challenges facing mobile home park residents are substantially different from those of either owners or renters of site-built housing. The special needs of mobile home park residents result from the following circumstances:
• Most residents have incomes below 80 percent of the countywide median income and are elderly, retired, and/or disabled and living on limited pension, social security, and/or public assistance income. • Mobile home residents typically own their homes but rent the spaces on which these homes are located. Many residents also pay directly to the park owner for public and private utility services. As a result, mobile home residents have less control over their housing costs than do other owner-occupants.
• Unlike other forms of housing, mobile homes typically decline in real value with age, rather than appreciate. The value of a mobile home is linked to the condition, amenities, and cost of the park in which it is located. Even a well-maintained, high-value mobile home will suffer a significant decline in value if the park in which it is located does not offer superior value and amenities in relation to other parks in the community.
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3-54 | American Canyon Housing Element Background Report, Public Review Draft A significant percentage of mobile homes in American Canyon are estimated to be more than 30 years old. Some of these homes are nearly 40 years old and were manufactured prior to the adoption of minimum state and federal standards for manufactured housing. Older mobile homes tend to require more substantive repair and rehabilitation sooner than do site-built homes of comparable age. The feasibility and cost-effectiveness of rehabilitating mobile homes is often much lower than for site-built homes; however, HCD offers the Mobile Home Park Resident Ownership Program (MPROP) to assist resident organizations, non-profit housing providers, or local public agencies to acquire and own mobile home parks. This program offers short- and long-term three percent interest loans for the purchase or rehabilitation of a mobile home park.

Mobile homeowners often face additional challenges in obtaining financing for repairs, although new private, state, and federal lending programs adopted over the past 20 years have reduced the financing gap relative to homes attached to real property.

In theory, mobile homes can be relocated; however, the cost of doing so is often disproportionate to the value of the home. Additionally older mobile homes can suffer significant damage during a move. Mobile homeowners are, therefore, limited in their options when faced with financial difficulties; most cannot simply pick up their mobile homes and move.

The combination of these factors has prompted many communities to establish financial assistance programs and rent control procedures specifically oriented to mobile home park residents and owners. Inspection programs are also done by the state. To address the potential problem of the “permanence” of the location of mobile home parks, the City has established a mobile home park overlay district (MHP) as well as a Mobile Home Conversion Ordinance and a Rent Stabilization Ordinance. Purposes of this district include protecting mobile home parks from speculative pressures to convert to other uses, designation of appropriate areas of the city for mobile home parks, ensuring adequate park design and residential environment, and achieving design compatibility with surrounding residential areas. Chapter 19.34, Conversions of Senior Housing to Non-Senior Housing, establishes necessary and appropriate policies related to conversion of senior housing projects to non-senior housing projects.

In 2001 the American Canyon City Council approved a mobile home rent control ordinance (Measure T). Under the ordinance rents were rolled back to 1996 levels and then increased by adding three percent per year, or 75 percent of the annual increase in the Consumer Price Index (CPI), whichever is lower. The measure restricts annual rent increases to the CPI or a cap of 3 percent. 313
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American Canyon Housing Element Background Report, Public Review Draft | 3-55 Analysis of At-Risk Units
Preservation Strategies
Although there are no affordable units at risk during the 2023-2031 housing cycle, it is important to identify strategies that will keep existing units affordable.

There are many options for preserving units, including providing financial incentives to project owners to extend low-income use restrictions, purchasing affordable housing units by a non-profit or public agency, or providing local subsidies to offset the difference between the affordable and market-rate rents.

Scenarios for preservation will depend on the type of project at risk.

LOCAL RENT SUBSIDY
Tenant-based subsidies could be used to preserve the affordability of housing.

Similar to Housing Choice Vouchers, the City, through a variety of potential funding sources and organizational partnerships, could potentially provide a voucher to lower-income households. The level of subsidy required to preserve at-risk affordable housing through rent subsidies is estimated to equal the Fair Market Rent for a unit minus the housing cost affordable by a lower-income household.

ACQUISITION
Another option to maintain the number of affordable units in American Canyon is to facilitate the purchase at-risk developments and preserve their affordability. Acquisition of at-risk affordable units may not be feasible when they are part of a larger housing development. The City may use funds as available or support affordable housing developers to apply for funding and acquire and/or rehabilitate at-risk developments.

REPLACEMENT
The cost of preserving existing rental housing is far less than the cost of producing new rental housing comparable in size and rent levels. The cost of developing new housing depends on a variety of factors, including density, size of units, construction quality and type, location, and land cost. Costs to develop a new affordable unit under the Low-Income Housing Tax Credit (LIHTC) was $480,000 in 2019. Research indicates that hard construction costs, such as cost of materials and labor, are the primary cause of increased developer costs.1

COST COMPARISON
The most expensive way to create or preserve affordable housing is the construction of new units. With increased local, state, and federal government 1 Reid, Carolina. 2020. The Costs of Affordable Housing Production: Insights from California’s 9% Low-Income Housing Tax Credit Program. Terner Center for Housing Innovation, UC Berkeley. March 2020. https://ternercenter.berkeley.edu/wp-content/uploads/pdfs/LIHTC_Construction_Costs_March_2020.pdf 314
3-56 | American Canyon Housing Element Background Report, Public Review Draft requirements, the time and costs involved in new construction are far more extensive than purchasing existing units and converting them into affordable housing, or than providing rent subsidies. Providing rental assistance generally requires the least upfront costs. However, a sustainable funding source must be identified for this option to be feasible.

The following nonprofit housing developers are active in Napa Valley and could assist the City in preserving at-risk units: Napa Valley Community Housing, Ecumenical Association for Housing, and Bridge Housing. There are also private developers in the Napa Valley, including owners of rental apartments with subsidies or other rent restrictions, who might be interested in participating in their preservation. Such developers may have access to state and federal tax credit funding. Potential funding sources to assist in the preservation of at-risk units include Community Development Block Grant funds, tax credits, and HOME funds. HCD also has a multifamily housing program that provides deferred payment loans for acquisition and rehabilitation of at-risk units.

California Government Code Section 65863.10 requires that owners of federally assisted properties provide notices of intent to convert their properties to market rate 12 months prior and again at six months prior to the expiration of their contract, opt-outs, or prepayment. Owners must provide notices of intent to public agencies, including HCD and the local public housing authority, as well as to all impacted tenant households. The six-month notice must include specific information on the owner’s plans, timetables, and reasons for termination.

Under Government Code Section 65863.11, owners of federally assisted projects must provide a Notice of Opportunity to Submit an Offer to Purchase to Qualified Entities, non-profit or for-profit organizations that agree to preserve the long-term affordability if they should acquire at-risk projects, at least one year before the sale or expiration of use restrictions. Qualified entities have first right of refusal for acquiring at-risk units. HCD keeps a current list of all of the qualified entities across the state. The qualified entities that HCD lists for Napa County are found in Table 3-21.

Table 3-21: Qualified Entities, Napa County (2021)
Organization City Phone Number
Affordable Housing Foundation San Francisco (415) 387-7834 Housing Corporation of America Laguna Beach (323) 726-9672 Rural California Housing Corp West Sacramento (916) 414-4436 Volunteers of America National Services Sacramento (916) 917-6848 SWJ Housing Sebastopol (707) 823-9884
Source: California Department of Housing and Community Development. Quantified Entities. https://www.hcd.ca.gov/policy-research/preserving-existing-affordable-housing/docs/qualifiedentities.xlsx. December 17, 2021. 315
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American Canyon Housing Element Background Report, Public Review Draft | 3-57 Projected Housing Needs
Regional Housing Needs Determination
Each region of the state is assigned a regional housing need by HCD. State law requires Councils of Governments (COGs) to prepare regional housing needs plans (RHNP) that assign a share of a region’s housing need to each city and county (Government Code Section 65584). The Association of Bay Area Governments (ABAG) prepared the RHNP for Bay Area jurisdictions in 2021, identifying each jurisdiction's future housing need for an eight-year period from 2023 to 2031. Each jurisdiction’s housing need is based on a number of factors that include housing development potential from vacant land, housing replacement need, and proximity to transit infrastructure. The exact amount of housing needed is called the Regional Housing Needs Allocation (RHNA).

The City of American Canyon must show that it has enough land to accommodate housing to meet its share of the RHNA. The City must also identify policies and implementation programs to facilitate the construction of new housing. The RHNA is not meant to be a quota or requirement for the development of housing. Instead, the City must attempt to facilitate and accommodate the construction of housing to meet the RHNA allocation through zoning and other policies.

According to the ABAG RHNA, the City of American Canyon has a total housing need of 446 units between 2023 and 2031. American Canyon’s planning period allocation is shown in Table 3-22 below.

Table 3-22: American Canyon Regional Housing Need Allocation Income Category
Number of
Housing Units
Percent of
RHNA
Very Low (0-50% of AMI) 169 27.2%
Low (51-80% of AMI) 109 17.5%
Moderate (81-120% of AMI) 95 15.3%
Above Moderate (over 120% of AMI) 249 40.0%
Total Units 622 100.0%
AMI = Area Median Income
Source: Association of Bay Area Governments (ABAG). 2023-2031 Regional Needs Housing Plan, 2021
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3-58 | American Canyon Housing Element Background Report, Public Review Draft Projected Housing Needs for Extremely Low-Income
Households
The RHNA does not project the need for extremely low-income units, but pursuant to Housing Element law (Government Code Section 65583(a)), the City must project its extremely low-income housing needs using one of two methodologies:

1. Calculate the percentage of very low-income households that qualify as extremely low income, and apply that percentage to the City’s very lowincome RHNA

2. Assume that 50 percent of the very low-income households qualify as extremely low income, and therefore assume 50 percent of the City’s very low-income RHNA to be extremely low income
This analysis relies on the first methodology to determine the City’s extremely low-income housing need. CHAS data reveals that 1,096 of American Canyon’s households are very low income while 523 are extremely low income. Extremely low-income households represent 47.7 percent of very low-income households.

The City’s very low-income unit requirement is 112 units. Therefore, the City’s RHNA allocation of 169 very low-income units should be distributed as 81 extremely low-income units (47.7 percent of the 169 very low-income units required by the RHNA) and 88 very low-income units.

For purposes of identifying adequate sites for the RHNA allocation, state law does not mandate the separate accounting for the extremely low-income category.
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American Canyon Housing Element Background Report, Public Review Draft | 4-1 Chapter 4
Assessment of Fair
Housing
Key Findings
The summary of fair housing issues guides the prioritization of contributing factors to fair housing issues and the creation of goals and actions to address these issues. Fair housing issues are conditions that restrict fair housing choice or access to opportunity in the geographic area of interest. The goal is to enable individuals’ and families’ opportunities to live where they choose without unlawful discrimination or barriers related to protected characteristics such as race, color, religion, sex, disability, etc. Fair housing choice means realistic housing opportunities exist, can be accessed without discrimination, and are informed with adequate information regarding options.

Contributing factors identified as impediments to fair housing in American Canyon are discussed in detail below and include descriptions of how each impediment is addressed in this Housing Element.
• There is a lack of language access for all languages spoken in the city. • There is a lack of fair housing outreach and enforcement reaching all segments of the population, in particular, mobilehome park residents. • The dominance of existing single-family housing types in are typically more expensive than multi-family housing, limiting affordable housing options for households at nearly all income levels but especially extremely low-income households.
• There are high rates of housing cost burden among renter and owneroccupied households. • Lower-income households need support to repair or rehabilitate their homes.
• There is a shortage of public (local, state, or federal) funds invested in the development of affordable housing and social services. • There is a lack of supportive and transitional housing in the city. • There is a lack of services and accessible housing for senior and disabled residents.
• There are limited options for alternative modes of transportation, including walking, biking, and public transportation.
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4-2 | American Canyon Housing Element Background Report, Public Review Draft Introduction
In 2018, the California State Legislature passed Assembly Bill (AB) 686 to expand upon the fair housing requirements and protections outlined in the Fair Employment and Housing Act. The law requires all state and local public agencies to facilitate deliberate action to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities. AB 686 created new requirements that apply to all housing elements due for revision on or after January 1, 2021. The passage of AB 686 protects the requirement to affirmatively further fair housing within state law.

AB 686 defines “affirmatively further fair housing” (AFFH) to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.” AB 686 added to the Housing Element requirements an assessment of fair housing which includes the following components:
• A summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity
• An analysis of segregation patterns and disparities in access to opportunities
• An assessment of contributing factors
• An identification of fair housing goals and actions.1 Approach to Analysis
This AFFH analysis is consistent with the California Department of Housing and Community Development (HCD)’s Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements. This document provides guidance to ensure Housing Elements satisfy Government Code Section 65583(c)(10) statutory requirements.

This AFFH analysis evaluates the following fair housing topics:
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially and Ethnically Concentrated Areas of Poverty • Disparities in Access to Opportunity
• Disproportionate Housing Needs
• Other Relevant Factors, including historical disinvestment, lack of infrastructure improvements, and presence of older affordable housing units that may be at risk of conversion to market-rate housing. 1 Housing and Community Development (HCD). 2021. https://www.hcd.ca.gov/communitydevelopment/affh/index.shtml 319
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American Canyon Housing Element Background Report, Public Review Draft | 4-3 This AFFH addresses impediments through AFFH-specific goals, and actions based on the contributing factors for each identified fair housing issue.

Fair Housing Methodology
California Government Code Section 65583 (10)(A)(ii) requires cities and counties to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

To conduct this analysis, the City utilized data from a variety of sources, including:
• The Housing and Community Development (HCD) AFFH Data Viewer • AFFH Segregation Report: American Canyon
• Urban Displacement Project (UDP)
• U.S Housing and Urban Development (HUD)
• CalEnviroScreen 4.0
• California Tax Credit Allocation Committee (TCAC)
• The Comprehensive House Affordability Strategy (CHAS) • US Census American Community Survey (ACS)
• AllTransit
• Walk Score
Additionally, the analysis includes a discussion of input from sources of local knowledge, including advocates for people with special needs, housing development and advocacy organizations, housing and social services providers, and low-income residents.

HOUSING AND COMMUNITY DEVELOPMENT’S AFFH VIEWER
The AFFH Data Viewer is a tool developed by HCD that features census block group and tract level data from an expansive collection of sources including ACS, HUD, TCAC, UDP, and CHAS. The Data Viewer tool is intended to assist in the creation of local and regional government policies that alleviate housing disparities, combat discrimination, and increase access to safe and affordable homes by providing spatial data patterns concerning fair housing enforcement, segregation and integration, racially and ethnically concentrated areas of poverty, and disparities in access to housing opportunities.

AFFH SEGREGATION REPORT
The University of California, Merced and STIR Labs, on behalf of ABAG, prepared California jurisdiction reports studying segregation patterns and current land use policies that correlate with patterns of racial segregation. The report addresses racial and income segregation using the racial isolation index, racial dissimilarity index, and Thiel’s H-Index at the neighborhood and regional level. 320
4-4 | American Canyon Housing Element Background Report, Public Review Draft According to this report, American Canyon is the fifth most racially integrated jurisdiction in the Bay Area.

NAPA SONOMA COLLABORATIVE
The Napa Sonoma Collaborative (NSC) is a collaboration between Napa and Sonoma counties that aims to address housing challenges within the region. NSC includes housing staff from jurisdictions within Napa and Sonoma counties and is working to raise awareness and increase participation in the Housing Element update process. The collaborative conducted outreach to gather information on fair housing issues within local communities and discuss constraints to affordable housing.

URBAN DISPLACEMENT PROJECT (UDP)
The UDP was developed to track neighborhood change and identify areas vulnerable to gentrification and displacement in California. Indicators of gentrification and displacement are measured at the census tract level based on data from the 2015 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college-educated residents, non-Hispanic white population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.

CALENVIROSCREEN 4.0
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution. This tool is called the California Communities Environmental Health Screening Tool (CalEnviroScreen). CalEnviroScreen 4.0 is the latest iteration of the tool which utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more likely to have greater degree of pollution burden and a higher rate of residents vulnerable to the effects of that pollution exposure. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning they scored within the highest 25 percent of census tracts for pollution burden across California.

CALIFORNIA TAX CREDIT ALLOCATION COMMITTEE (TCAC)
To assist fair housing analysis, HCD and the TCAC created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further fair housing goals.2 The California 2Office of The State Treasurer (STO). 2021. https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcdmethodology.pdf 321
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American Canyon Housing Element Background Report, Public Review Draft | 4-5 Fair Housing Task Force created Opportunity Maps to identify resource levels across the state to accompany new policies aimed at increasing access to high opportunity areas for families with children. Opportunity mapping is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility.2 Opportunity Maps are generated from composite scores of three different domains comprised of data relating to a set of indicators shown in Table 4-1.

Table 4-1: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty, Adult Education, employment, Job proximity, median home value
Environmental CalEnviroScreen 4.0 pollution indicators and values Education Math proficiency, reading proficiency, high school graduation rates, student poverty rates
Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020

ALLTRANSIT
AllTransit is an online database that identifies transit opportunity for communities. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The AllTransit performance score explores metrics that reveal the social and economic impact of transit, such as connectivity, access to jobs, and frequency of service.

WALK SCORE
Walk Score provides walkability services and apartment search tools to addresses across the United States, with the mission “to promote walkable neighborhoods.” Walk Score measures walkability by assigning a numerical score based on distance to amenities within a 30-minute walk and evaluates pedestrian friendliness by analyzing population density and road metrics, including block length and intersection density.

COMMUNITY ENGAGEMENT AND OUTREACH
As part of the Housing Element Update, the City implemented a community engagement program, soliciting input from the general public, housing stakeholders, and City decision makers. Results and feedback obtained during the community engagement program have been incorporated into the Housing Element, including this section on affirmatively furthering fair housing practices.

Please see Chapter 1 for more details on the City’s outreach efforts. 322
4-6 | American Canyon Housing Element Background Report, Public Review Draft Fair Housing Resources
Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity is the ability of a local jurisdiction and fair housing agencies to provide fair housing and tenants’ rights information to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, resolving issues, and conducting fair housing testing.

REGIONAL RESOURCES
Multiple organizations in Napa County conduct fair housing assistance outreach, as listed in Table 4-2. These organizations collaborate with local governments, including American Canyon, to address housing and community needs and provide the following services:
• Fair housing testing and complaints
• Fair housing counseling and education
• Tenant/landlord counseling and mediation
• Homeless prevention program
• Rental assistance program
• Rent/deposit grant program
• Homeseeking services
• Shared housing counseling placement
• Homebuyers’ education learning program
Table 4-2: Fair Housing Organizations Active in Napa County Organization URL Phone Number
Abode Services https://www.abodeservices.orgf/n
apa-county
(510) 657-7409
Bay Area Legal Aid (BALA) https://baylegal.org (800) 551-5554 CA Department of Fair
Employment and Housing
https://www.dfeh.ca.gov (800) 884-1684
EAH Housing https://www.eahhousing.org
Fair Housing Advocates of
Northern California (FHANC)
https://www.fairhousingnorcal.org (415) 457-5025
Fair Housing Napa Valley (FHNV) https://napafairhousing.org (707) 224-9720 Napa Continuum of Care https://homelessnapa.com
Napa County Housing and
Homeless Services Division
https://www.countyofnapa.org/27
2/Homeless-Services
(707) 271-7818
Napa Valley Community Housing https://nvch.org (707) 253-6140 North Bay Housing Coalition https://www.northbayhousingcoal ition.org
(707) 289-7000
Source: City of Napa AI, 2020; Napa Sonoma Collaborative Fair Housing Enforcement, Outreach Capacity and Resources, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-7

LOCAL RESOURCES
As discussed above, the City of American Canyon works with all the regional non-profit Fair Housing organizations. The City specifically maintains a contract with Fair Housing Napa Valley (FHNV), the Housing Authority of the City of Napa (HACN), and Adobe Services. FHNV is a regional non-profit fair housing agency, to assist residents with fair housing counseling services, connections to rental assistance and homelessness prevention programs, and to conduct fair housing testing. FHNV assists residents and landlords throughout the city, providing mediation, investigation, and referral services.

The HACN administers the Housing Choice Voucher (HCV) program to provide rental assistance to residents of American Canyon. Funded by HUD, the HCV program provides rental assistance aimed at helping low-income families, persons with disabilities, and the elderly secure affordable housing. American Canyon’s City website maintains a list of housing resources with links to the FHNV website and City of Napa Housing Authority website.

Abode Services provides housing and other services for low-income people and people experiencing homelessness in six Bay Area counties. In Napa County, Abode operates an emergency shelter, provides outreach, housing support, and rental assistance. They also create and manage affordable housing.

Ability to Address Complaints
The Department of Justice’s Civil Rights Division initiated fair housing testing in 1991. This is a technique used to uncover evidence of discrimination in rental housing. Fair housing testing involves one or more individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, state, and federal fair housing laws. Enforcement actions may be taken when investigations yield evidence of a pattern or practice of illegal housing discrimination. Testing may be initiated following the filing of a specific housing discrimination complaint or, as is the case when testing for disability discrimination, as part of an overall effort to determine whether the design or architectural features of a specific rental facility comply with state and federal accessibility requirements. Fair housing testing is used to identify unlawful housing discrimination practices based on the real or perceived race, ethnicity, color, religion, gender identity or expression, national origin, disability, familial status, marital status, age, ancestry, sexual orientation, and source of income of prospective renters.

The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions. From 2017 to 2021, 17 fair housing complaints in Napa County were filed with DFEH.3 According to 3 State of California, Department of Fair Employment and Housing, 2022. https://www.dfeh.ca.gov/legalrecords/#reportsBody
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4-8 | American Canyon Housing Element Background Report, Public Review Draft the HCD AFFH Data Viewer, eight fair housing inquiries for the City of American Canyon were received between 2013 and 2021. Fair housing inquiries are comments or questions related to fair housing received by HUD’s Office of Fair Housing and Equal Opportunity (FHEO), not formal discrimination complaints.

The number of inquiries is low for the region, as seen when compared to the cities of Napa (received 33) and Vallejo (received 64).

Fair Housing Napa Valley (FHNV) conducts fair housing testing of rental properties, assists residents in filing fair housing complaints, provides education and technical assistance to housing providers, and provides conciliation services for tenants and landlords. Between 2017 and 2022, FHNV received 175 complaints for housing discrimination in American Canyon. Table 4-3 below shows the basis for those complaints.

Table 4-3: Fair Housing Complaints, 2017 to 2022 (American Canyon) Complaint Basis Number of Complaints
Landlord/Tenant 217
Disability 42
National Origin 23
Race 14
Source of Income 12
Familial Status 11
Sexual Orientation/Gender Identity 2
Sex 2
Other Protected Classes Under State Law 9
Source: Fair Housing Napa Valley, 2022
Segregation and Integration Patterns
and Trends
To inform priorities, policies, and actions, the Housing Element must include an analysis of integration and segregation, including patterns and trends.

Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability in a specific geographic area. Segregation generally means the opposite condition, in which there is a high concentration of any of the characteristics described above in a specific geographic area. In its AFFH guidance document published in April 2021, HCD describes the importance of segregation and integration analysis in relation to fair housing:

Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private—that have had enduring and 325
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American Canyon Housing Element Background Report, Public Review Draft | 4-9 pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the longstanding federal mandate, established by the Fair Housing Act of 1968 (FHA), that federal agencies and federal grantees affirmatively further the purposes of the FHA. Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems—often through lower income communities of color— to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.4 To adequately assess the patterns of integration and segregation, this section identifies trends at the regional scale (Napa County) and at the local scale (American Canyon). To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the 2015-2019 ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and other regional and federal agencies.

Race and Ethnicity
The ethnic and racial composition of a region relates to fair housing concerns such as household size, locational preferences, and economic opportunity.

Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities. If there are concentrations of minorities living in one location, it may be an indicator that some minority groups do not have as many housing choices as nonminority residents.

REGIONAL TRENDS
Regionally, the urbanized areas of Napa County are more diverse, with 40 percent and higher of the population consisting of non-white residents, as demonstrated in the geographic depiction of 2014-2018 ACS data shown in 4 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
326
4-10 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-1 below. Comparatively, populations in the less urbanized and less densely populated areas of Napa County, generally consist of 60 percent or greater of white residents.

HUD utilizes the racial/ethnic dissimilarity index as a measure of segregation.

The racial/ethnic dissimilarity index represents the extent of which any two racial/ethnic groups differ across a defined geographical area. The index ranges from 0 to 100, where 0 represents perfect integration between the two racial/ethnic groups and 100 representing perfect segregation. An index value below 40 is generally considered low segregation, a value between 40 and 54 is considered a moderate level of segregation, and a value above 55 is a high level of segregation.5 Racial/ethnic segregation in Napa County slightly increased between 2010 and 2019. According to data from HUD’s AFFH mapping tool, Black and Asian/Pacific Islander residents are the most segregated compared to other racial and ethnic groups. In Napa County, there has been an increase in segregation across all measured racial/ethnic groups between 2010 and 2019. (Table 4-4)
Table 4-4: Racial/Ethnic Dissimilarity Trends (Napa County) Racial/Ethnic
Dissimilarity Index 1990 2000 2010 2019
Non-White/White 19.58 26.18 31.24 36.84
Black/White 56.22 52.61 58.76 67.86
Hispanic/White 2186 28.94 30.13 35.61
Asian or Pacific Islander/White 37.11 38.97 57.35 64.47 Source: Affirmatively Furthering Fair Housing Mapping Tool – Table 3, Version AFFHT0004, 2019

LOCAL TRENDS
According to ABAG, American Canyon is the fifth-most integrated jurisdiction in the Bay Area and more diverse than the rest of Napa County. American Canyon has the largest proportion of non-white residents compared to any other city in the county and compared to the rural unincorporated areas. According to 2015- 2019 ACS estimates, white and Asian residents comprised the largest racial/ethnic group in American Canyon, followed by Hispanic/Latino residents.

Figure C3 shows the predominance of white, Asian American, and Hispanic/Latino populations in each census tract in the city. The eastern areas of the city have a predominant Asian/Pacific Islander population and the southwestern area of the city has a predominantly Hispanic/Latino population.

White residents comprised the predominant ethnic group in the northwestern portion of the city; however, overall, non-white residents constitute 61 to 80 percent of the population in the northwest portion of the city. The northwest census tract includes rural unincorporated areas of the county. While patterns 5 HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006- July-2020.pdf
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American Canyon Housing Element Background Report, Public Review Draft | 4-11 of racial/ethnic predominance vary across American Canyon, there is no one ethnic group consisting of a majority in the City’s population.

ABAG’s Segregation Report analyzed neighborhood segregation in American Canyon using the racial isolation index, racial dissimilarity index, and Thiel’s Hindex. The isolation index showed Asian residents are the most segregated racial group in the city, followed by Hispanic/Latino residents. The dissimilarity index showed segregation is greatest between Asian/Pacific Islander and white residents, followed by Black/African American and white residents. Thiel’s Hindex for neighborhood level segregation indicated racial segregation between all racial groups within the city is less than in the average Bay Area jurisdiction.

Figure 4-2 highlights the percentage of the non-white population by block group for American Canyon using 2014-2018 ACS data. A block group on the northeastern, west side, and the southeast portions of the city has over 80 percent non-white populations. The northwest, southwest, and central eastern portions of the city range between 61 – 80 percent non-white population. 328
4-12 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-1: Percent of Total Non-White Population (Napa County) Source: AFFH Viewer, 2022.
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American Canyon Housing Element Background Report, Public Review Draft | 4-13 Figure 4-2: Percent of Total Non-White Population (American Canyon) Source: AFFH Viewer, 2022
330
4-14 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-3: Predominant Populations (American Canyon)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-15 Persons with Disabilities
Persons with disabilities include those with a physical or mental impairment including hearing, vision, mobility, or cognitive function. For persons with disabilities, fair housing choice and access to opportunity include access to accessible housing and housing in the most integrated setting appropriate to an individual’s needs as required under federal civil rights law, including equitably provided disability-related services that an individual needs to live in such housing. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have actual housing choice if there are not sufficient housing units with these accessibility features.6 High spatial segregation of persons with disabilities may indicate fair housing issues related to physical needs and economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureaudesignated poverty line, which is 14.5 percent higher than people without a disability.7 Persons with disabilities may also be more reliant than persons without disabilities on fixed incomes or access to public transit.

REGIONAL TRENDS
According to 2015-2019 American Community Survey (ACS) estimates, 16,244 Napa County residents, approximately 12 percent of the total population, had one or more disabilities. Figure 4-5 shows the percentage of the population living with one or more disabilities throughout Napa County. The western areas of the county and the urban centers of cities had higher concentrations of persons living with one or more disabilities than other areas of the county. The southeastern area of the City of Napa has the highest concentration of persons living with one or more disabilities in the county. Additional discussion regarding persons with disabilities in Napa County is included in Chapter 2, Housing Needs Assessment.

LOCAL TRENDS
As referenced in Chapter 2, Housing Needs Assessment, according to 2015-2019 ACS estimates, 2,291 residents, approximately 11 percent of American Canyon’s population live with one or more disability. Figure 4-4 shows the types of disabilities of residents living with one or more disability in American Canyon.

The most common disability reported in American Canyon is ambulatory difficulty, which is defined by the Census as when an individual has serious difficulty walking or climbing stairs.
6 HCD, 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
7 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport 332
4-16 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-4: Disability by Type (American Canyon)
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

Figure 4-6 shows the percentage of the population living with one or more disabilities in the city by census tract, using 2015-2019 ACS data. Areas of the city east of Highway 29 and areas south of American Canyon Road had between 10 to 20 percent of residents reported living with one or more disability. 333
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American Canyon Housing Element Background Report, Public Review Draft | 4-17 Figure 4-5: Percent of Population with a Disability (Napa County) Source: AFFH Viewer, 2022
334
4-18 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-6: Percentage of Population with One or More Disabilities (American Canyon) Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-19 Familial Status
Familial status refers to the presence of children under the age of 18 and the martial status of the head of the household. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Differential treatment, such as limiting the number of children in a complex or confining families with children to a specific location, are also fair housing concerns. Single-parent households are protected by fair housing law.

A 2016 HUD study analyzed the effects of housing discrimination based on familial status. The study found that landlords presented households with children fewer housing options, and the units shown were generally larger, and as a result, slightly more expensive to rent.8 Additionally, female-headed households with children require special consideration and assistance because of generally greater needs for affordable housing and accessible day care, health care, and other supportive services.

REGIONAL TRENDS
As of 2019, Napa County has a total of 48,705 households, 68 percent of which are family households. According to 2015-2019 ACS estimates, households with children present comprise 31.6 percent (15,394) of the total households in Napa County. Table 4-5 shows tenure by household type and presence of children.

Married couple families with children comprise the largest share of owner- and renter-occupied households with children. According to 2015-2019 ACS estimates, single-parent, female-headed households comprised approximately 10 percent of renter-occupied households (1,746 households), but only 2.2 percent (700 households) of owner-occupied households. Approximately 28.6 percent of single-parent, female-headed households rent and 76.4 percent own their home.
8 HUD. 2016. https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf. 336
4-20 | American Canyon Housing Element Background Report, Public Review Draft Table 4-5: Tenure by Household Type and Presence of Children (Napa County)
Household Type
OwnerOccupied
Percent of
Total
OwnerOccupiedRenterOccupied
Percent of
Total
RenterOccupied
Married Couple Family,
with Children Present
6,257 20.0% 4,036 23.2%
Single-Parent, Male
Householder, no Spouse
Present
383 1.2% 577 3.3%
Single Parent, Female
Householder, No Spouse
Present
700 2.2% 1,746 10.0%
Total Households with
Children Present
7,340 23.5% 6,359 36.5%
Total Households 31,276 100% 17,429 100%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure by Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.

Figure 4-7 shows the percentage of children in female-headed, single-parent households in Napa County. According to 2015-2019 ACS estimates, the more urban areas of the county as well as the northeastern and southwestern areas had relatively higher proportions of children who reside in female-headed, single-parent households. In contrast, the more rural areas of the county and parts of the cities of St. Helena, Napa, and American Canyon had less than 20 percent of children residing in female-headed, single-parent households.

Figure 4-8 shows the percentage of children under the age of 18 who reside married couple households. The rural and northwestern portions of the county had the greatest proportion of children that reside in households with married couples. Urban areas, including portions of the City of Napa, Yountville, St.

Helena, Calistoga, and American Canyon and unincorporated areas in the southern portion of the county had a relatively lower proportion of children residing in married-couple household.

LOCAL TRENDS
Approximately 84.2 percent of the total 5,296 households in American Canyon are family households. Households with children present comprised 41.4 percent of the total number of households in American Canyon, which is higher than the county. An overview of household tenure by type for households with children present is provided in Table 4-6. Similar to regional trends, marriedcouple families in American Canyon comprised the largest share of households with children present, and more married-couple families were more likely to own than rent. According to 2015-2019 ACS estimates, single-parent, femaleheaded households comprised 16.9 percent of renter-occupied households and 337
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American Canyon Housing Element Background Report, Public Review Draft | 4-21 only 5.7 percent of owner-occupied households. However, single-parent households were slightly more likely to own rather than rent housing.

Approximately 54 percent of single-parent, female-headed households own and 46 percent rent their home. The homeownership rate for single-parent, femaleheaded households is higher in American Canyon (53.7 percent) than the county (28.6 percent).

Table 4-6: Tenure by Household Type and Presence of Children (American Canyon)
Household Type
OwnerOccupied
Percent of
Total
OwnerOccupiedRenterOccupied
Percent of
Total
RenterOccupied
Married couple family,
with Children Present
1,329 34.8% 332 27.8%
Single-Parent, Male
householder, no spouse
present
58 1.4% 36 3.0%
Single-Parent, Female
householder, no spouse
present
234 5.7% 202 16.9%
Total Households with
Children Present
1,621 39.5% 570 47.8%
Total Households 4,103 100% 1,193 100%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure By Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.

Figure 4-9 shows the percentage of children residing in single-parent, femaleheaded households in American Canyon. In all census tracts in the city, less than 20 percent of children reside in single-parent, female-headed households.

Figure 4-10 shows the percentage of children in married-couple households across American Canyon. All census tracts in the city had between 60 and 80 percent of children living in married-couple households, according to 2015-2019 ACS estimates.
338
4-22 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-7: Female-Headed Households with Children Present, No Spouse/Partner Present (Napa County) Source: AFFH Viewer, 2022
339
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American Canyon Housing Element Background Report, Public Review Draft | 4-23 Figure 4-8: Children in Married-Couple Households (Napa County) Source: AFFH Viewer, 2022
340
4-24 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-9: Female-Headed Households with Children Present, No Spouse/Partner Present (American Canyon) Source: AFFH Viewer, 2022
341
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American Canyon Housing Element Background Report, Public Review Draft | 4-25 Figure 4-10: Children in Married-Couple Households (American Canyon) Source: AFFH Viewer, 2022
342
4-26 | American Canyon Housing Element Background Report, Public Review Draft Household Income
Household income is directly connected to the ability to afford housing. Higherincome households are more likely to own their homes rather than rent. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases. To achieve fair housing objectives, people in low-income households must have actual choice in housing opportunities—that is, they must be able to locate units that are affordable and well maintained in all parts of a city and region.

This section identifies household income disparities using data based on median household income and low or moderate income (LMI) geographies. HUD defines a LMI area as a census tract or block group where over 51 percent of the population earns less than 80 percent of AMI. Data for this analysis are from the HUD Low- and Moderate-Income Summary Data based on the 2011-2015 American Community Survey (most recent available data).9

REGIONAL TRENDS
According to 2015-2019 ACS estimates, Napa County had a median household income of $88,596. Figure 4-11 displays the median household income by census block group for Napa County using 2015-2019 ACS estimates. Generally, households in the urban areas of the county had a lower income than rural areas. Communities with the lowest median household incomes are include areas in and around the cities of Napa, St. Helena, and Calistoga, and the Town of Yountville.

LMI populations by census tract for Napa County are displayed in Figure 4-12.

Census tracts within the City of Napa and Town of Yountville contain highest LMI populations in Napa County. Most rural areas and portions of the cities of St.

Helena, Napa, and American Canyon had the lowest percentage of low- and median-income households in the county.

LOCAL TRENDS
Geographically, median household income varies across census block groups throughout American Canyon. According to 2015-2019 ACS estimates, American Canyon had an estimated median household income of $101,792, which is 14.9 percent higher than the median income for Napa County. Figure 4-13 provides an overview of median household income by block group in the city. The areas with the lowest median household income are in the southern portion of the city: the area south of American Canyon Creek and east of Highway 29 ($78,542) and the area south of American Canyon Road and east of Highway 29 ($65,806).

In contrast, neighborhoods located near the center of the city, including the area 9 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/ 343
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American Canyon Housing Element Background Report, Public Review Draft | 4-27 surrounding West American Canyon Road ($125,329 and $137,350) and east of Highway 29 ($145,543) had higher median household incomes.

LMI populations in American Canyon are concentrated in the central areas of the city, as shown in Figure 4-14. The area west of Highway 29, south of Rio del Mar, and north of Donaldson Way had the highest percentage of LMI populations (approximately 61 percent of the population). The area south of American Canyon Road, east of Highway 29, and west of Flosden Road also had a higher percentage of LMI populations (48 percent). In contrast, the northwest and southeast areas of the city had a lower percentage of LMI populations, 14 percent and 22 percent, respectively.

ABAG’s Segregation Report analyzed neighborhood level income segregation between 2010 and 2015 in American Canyon using the income group isolation index, income group dissimilarity index, and Thiel’s H-index. The isolation index showed above moderate-income residents are the most segregated income group in the city. Among all income groups, segregation of the very low-income population has changed the most between 2010 and 2015, becoming more segregated. The dissimilarity index showed there is less income segregation in American Canyon than the average Bay Area jurisdiction between lower income residents and non-lower income residents and between very low-income residents and above moderate-income residents. Overall, segregation between lower-income residents and residents who are not lower income increased between 2010 and 2015. Thiel’s H-index for neighborhood level income segregation also showed income segregation in the city is less than the average Bay Area city. Compared to all Bay Area jurisdictions, American Canyon has a lower share of very low-income and low-income residents and a higher share of moderate-income and above moderate-income residents.
344
4-28 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-11: Median Household Income (Napa County)
Source: AFFH Viewer, 2022
345
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American Canyon Housing Element Background Report, Public Review Draft | 4-29 Figure 4-12: Low and Moderate Income Population (Napa County) Source: AFFH Viewer, 2022
346
4-30 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-13: Median Household Income (American Canyon)
Source: AFFH Viewer, 2022
347
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American Canyon Housing Element Background Report, Public Review Draft | 4-31 Figure 4-14: Low to Moderate Income Population (American Canyon) Source: AFFH Viewer, 2022
348
4-32 | American Canyon Housing Element Background Report, Public Review Draft Racially and Ethnically Concentrated Areas of Poverty
To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), HUD developed thresholds based on racial and ethnic concentration and income level. The threshold for racial and ethnic concentration is a nonwhite population of 50 percent or more in metropolitan or micropolitan areas.

The income threshold is based on areas of “extreme poverty,” where 40 percent or more of households earn incomes at or below the federal poverty line, or where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets both thresholds for racial or ethnic concentration and extreme poverty is considered a R/ECAP.

POVERTY AND SEGREGATION
Regional Trends
In Napa County, there are no identified R/ECAPs. However, a small area in the southern portion of the City of Napa is considered an area of extreme poverty with more than 40 percent of the population living below the poverty line.

Figure 4-15 shows areas within Napa County where there are higher rates of poverty based on ACS data from 2015-2019. Several areas in and around the cities of Napa and American Canyon had between 10 and 20 percent of the population below the poverty level.

Local Trends
While R/ECAPs were not identified within American Canyon, there are areas where lower household income and predominance of non-white populations overlap. Figure 4-16 displays areas of American Canyon where between 10 and 20 percent of the population earned an income that was below the poverty line according to 2015-2019 ACS estimates. The censustract located in the northeast area of the city has a higher proportion of residents living below the poverty line (10.4 percent) and is predominantly Asian/Pacific Islander. However, this tract includes a large area outside the city limits within the unincorporated area of the county.

Poverty rates in American Canyon have shifted slightly over time. The 2010-2014 ACS estimates reported higher levels of poverty status in census tracts south of Rio del Mar Road and lower poverty levels east of Highway 29 compared to 2015-2019 ACS estimates.

Racial and ethnic neighborhood segregation analysis is provided in Figure 4-17.

As shown by Urban Displacement Project data, American Canyon is a very diverse community. The predominant racial/ethnic composition of most neighborhoods on the eastern half of American Canyon were a four-group neighborhood mix of Black/African American, Asian American, Hispanic/Latino, and non-Hispanic white. On the western half of American Canyon, most 349
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American Canyon Housing Element Background Report, Public Review Draft | 4-33 Figure 4-15: Poverty Status (Napa County)
Source: AFFH Viewer, 2022
350
4-34 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-16: Poverty Status (American Canyon)
Source: AFFH Viewer, 2022
351
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American Canyon Housing Element Background Report, Public Review Draft | 4-35 Figure 4-17: Neighborhood Segregation (American Canyon) Source: Urban Displacement Project, SF Bay Area Gentrification and Displacement, 2022 352
4-36 | American Canyon Housing Element Background Report, Public Review Draft neighborhoods were a three-group mix consisting of Asian American, Hispanic/Latino, and non-Hispanic white.

Language access can prevent households from accessing housing opportunities.

A significant portion of American Canyon residents speak a language other than English at home, as discussed further in Local Area Knowledge, below. Of the population age five and over, 46.1 percent speak a language other than English (8,815 residents). Of those individuals, 42.6 percent (3,752 residents) speak English less than “very well.”
Concentrated Areas of Affluence
While R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed. RCAAs are defined as affluent, white communities.10 According to a policy paper published by HUD, white residents are the most racially segregated group in the United States typically more affluent than majority non-white communities. RCAAs have not been studied extensively, nor has a standard definition been adopted by HCD or HUD. Therefore, this assessment uses the percent white population and median household income as thresholds to identify potential RCAAs. In addition to having a higher median income, areas of affluence experience less overcrowding, less housing cost burden on renters, and are generally less susceptible to displacement compared to LMI areas, as described in Section 4.4, Household Income.

REGIONAL TRENDS
Napa County is predominantly white, especially in the rural areas of the county.

More urban areas and areas within the valley are less predominantly white, these are also the areas that are more densely populated. Figure 4-18 highlights the predominantly white census tracts in Napa County, which are concentrated in the northeastern and southwestern non-urbanized areas of the County and portions of the City of St. Helena and Town of Yountville. Generally, areas with higher median incomes such as the northern portion of St. Helena and the rural areas of the county had relatively larger concentrations of white residents compared to areas with lower median incomes such as the cities of Calistoga and Napa and the southern portion of the City of St. Helena. 10 Goatz, Damanio and Williams, 2019.
https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf 353
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American Canyon Housing Element Background Report, Public Review Draft | 4-37 Figure 4-18: Predominant White Population (Napa County) Source: AFFH Viewer, 2022
354
4-38 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-19: Predominant Populations and Median Household Income (American Canyon) Source: AFFH Viewer, 2022
355
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American Canyon Housing Element Background Report, Public Review Draft | 4-39

LOCAL TRENDS
Unlike trends in Napa County, American Canyon does not have any areas that are comprised predominantly of white residents. As shown on Figure 4-14, the highest median income levels in the city were located in the northeast and middle west. As shown in Figure 4-2, the highest median income areas coincide with the highest proportion of non-white residents (greater than 80 percent).

Disparities in Access to Opportunities
According to HCD guidance, land use policies and urban planning impact the ability of residents to access neighborhoods of opportunity, with highperforming schools, greater availability of jobs that afford entry to the middle class, and convenient access to transit and services. The limits on housing choice and access experienced by people within protected classes, such as race, sexual orientation, or disability, have far-reaching impacts on access to job opportunity, quality education, and mental and physical health.11 This section analyzes the following place-based characteristics linked to opportunity indicators: quality education, employment, transportation, and healthy environment. The primary objective is to understand the disparity between communities in terms of access to real and potential economic benefits and quality of life.

Transit Access and Walkability
Reliable public transit access and active transportation options such as walking and biking are imperative for low-income residents and/or persons with disabilities to connect to employment opportunities. Lack of transportation options can impede fair housing choice and continue to reinforce barriers for low-income communities in accessing housing and employment opportunities.

Persons who depend on public transit may have limited choices regarding places to live.

REGIONAL TRENDS
As Napa County is largely rural, residents mainly depend on their personal vehicles for commuting and traveling. Public transit options in Napa County, primarily Vine Transit, include a fixed route bus service operated by the Napa Valley Transportation Authority. Vine Transit offers bus routes throughout the County from American Canyon to Calistoga as well as connections to the Vallejo Ferry Terminal, and El Cerrito Del Norte BART station, SolTrans stations in Vallejo and Fairfield, and the Suisun/Fairfield Train Station. Lake Transit Authority connects southern areas of Lake County to northern Napa County, with bus stops in Calistoga, St. Helena, and Deer Park.
11 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
356
4-40 | American Canyon Housing Element Background Report, Public Review Draft Additionally, several low-cost, on-demand shuttle services are available to the public, providing fixed route and door-to-door transit within the city limits of their operating city, including American Canyon Transit, the Yountville Trolley, St.

Helena Shuttle, and Calistoga Shuttle. Residents and visitors with physical and/or cognitive disabilities may be eligible to participate in VineGo Paratransit Service, a shared ride service providing curb-to-curb transportation. VineGo offers rides within and between cities throughout the county as well as to Kaiser Vallejo Medical Center.

The Commuter Bike Path (Vine Trail) runs parallel to the Napa Valley Railroad and provides an off-street route walking/biking path for recreation and commuting. Ultimately the Vine Trail will cover 47 miles from Vallejo to Calistoga. Currently 12.5 miles of the path has been completed from Kennedy Park in the City of Napa to Yountville.

AllTransit is an online database that provides details on transit opportunity throughout the United States specifically looking at connectivity, access to jobs, and frequency of service. Napa County received an average AllTransit performance score of 3.3 which equates to a low combination of trips per week and number of jobs accessible by transit.12 Approximately 1.5 percent of commuters use public transit in Napa County. The cities of Napa (4.6), Yountville (4.6), and Calistoga (4.0) have the highest scores in the county with a slightly higher number of trips per week, accessible jobs, and available transit routes.

LOCAL TRENDS
The City of American Canyon is accessible through local transit connections. The city has an AllTransit Performance Score of 3.2, slightly lower than the county as a whole. According to AllTransit, 1.66 percent of workers in American take public transportation to work and there are two transit routes available within 0.5 miles of the city. Three Vine Transit bus routes operate in American Canyon, including routes 11x Napa-Vallejo Express, 11 Napa-Vallejo Connector, and 29 Napa-BART Express. Figure 4-20 illustrates transit access within a quarter-mile of transit stops for bus routes.

Most areas of the city are not within a quarter-mile of a transit stop. American Canyon Transit provides an on-demand, door-to-door, transit service Monday through Friday. During the school year, a fixed-route service provides transit service to American Canyon High School on the east side of the City.

Walk Score is a private company that offers a walkability index on its website, which measures pedestrian friendliness of a given location by analyzing walking routes to nearby amenities, examining population density and road metrics including block length and intersection density in its methodology.13 American Canyon has low walkability according to Walk Score, with an average walk score 12 AllTransit.Org, 2021. https://alltransit.cnt.org/ 13 Walk Score, 2021. https://www.walkscore.com/methodology.shtml 357
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American Canyon Housing Element Background Report, Public Review Draft | 4-41 of 36, indicating that most errands would require a car. According to Walk Score, American Canyon is somewhat bikeable with minimal bike infrastructure.

The Environmental Protection Agency (EPA) also has a walkability index, that ranks block groups according to their relative walkability.14 The EPA walkability map, shown in Figure 4-21, shows that most of the residential areas of the city has a walkability score that is above average. The highest walkability scores are in Downtown in the southern areas of the city. The lowest walkable areas of the city include the industrial park to the north and undeveloped property in the middle north area and east side.

To address bike and pedestrian mobility, the City has adopted the Napa Valley Transportation Authority’s Countywide Bicycle Plan in 2020 (Resolution 2020-11) and the Countywide Pedestrian Plan Update in 2017 (Resolution 2017-42) for non-motorized transit throughout the City. This plan is implemented in conjunction with new development and grant opportunities.

Currently, the City has constructed 3.1 miles of the Vine Trail, which is a walking and biking trail that will connect the entire Napa Valley, and 1.4 miles are under construction. The Vine Trail serves the industrial park to the north and residential areas to the south, connecting with Class 1 and 2 bicycle trails and sidewalks throughout the City. In addition, the City has 2.5 miles of the San Francisco Bay Trail on the west side of the City.
14 EPA, 2021. https://www.epa.gov/smartgrowth/national-walkability-index-user-guide-and-methodology 358
4-42 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-20: Access to Transit Within a Quarter Mile (American Canyon) Source: VineGo Transit, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-43 Figure 4-21: Walkability Index (American Canyon)
Source: National Walkability Index, 2022
360
4-44 | American Canyon Housing Element Background Report, Public Review Draft Access to Quality Education
Economics literature has consistently found about a 10 percent increase in wages/salary with each additional year of education.15 Therefore, educational attainment is directly linked to housing opportunities. To assess educational opportunities by geography, this analysis uses California Tax Credit Allocation Committee (TCAC) education domain scores, which incorporate a variety of indicators including math and reading proficiency scores, high school graduation rates, and student poverty rates at the census tract level.

REGIONAL TRENDS
Educational outcomes varied across Napa County, areas in the northern portion of the county and portions of the City of Napa had less positive education outcomes compared with jurisdictions in the western portion of the county such as St. Helena and portions of Calistoga, Yountville, and the City of Napa. An overview of education outcomes across Napa County is illustrated in Figure 4-22.

According to Kidsdata.org, a data compilation program of the Lucile Packard Foundation for Children’s Health, Napa County high school graduation rates were highest among Asian-American students (97.6 percent) and white students (91.0 percent). Comparatively, Black/African-American students (83.7 percent) and Hispanic/Latino students (88.9 percent) had the lowest graduation rates.

LOCAL TRENDS
The City of American Canyon is served by the Napa Valley Unified School District (Napa Valley USD) with three elementary schools, one middle school, and one high school in the city.16 Figure 4-23 shows American Canyon’s TCAC scores for education outcomes at the census tract level. American Canyon has less positive education outcomes overall, however, most of the city has more positive education outcomes than parts of the City of Napa and northern areas of the county. No portion of the city has an outcome score considered to be good or excellent. The southeastern portion of the city had the lowest education outcome score.
15 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport 16 Napa Valley Unified School District, https://www.nvusd.org/ourschools 361
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American Canyon Housing Element Background Report, Public Review Draft | 4-45 Figure 4-22: TCAC Opportunity Areas – Education Outcomes (Napa County) Source: California State Treasurer's Office, 2022
362
4-46 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-23: TCAC Opportunity Areas - Education Outcomes (American Canyon) Source: California State Treasurer's Office, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-47 Economic Outcomes
Housing opportunities are directly related to economic opportunities. Access to high-quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times. The analysis for economic opportunities uses TCAC economic indicators, employment participation data from the ACS, Metropolitan Transportation Commission (MTC) Equity Priority Communities (EPC), and the HUD Jobs Proximity Index.

TCAC economic opportunities are measured by census tract. They consider poverty, adult education, employment, job proximity, and median home values.

A higher economic index score reflects more positive economic outcomes. The MTC EPC identifies concentrations of underserved populations in order to direct funding for housing and transportation equity. 17 The HUD Jobs Proximity Index assesses the accessibility to job opportunities at the census block group level.

REGIONAL TRENDS
Economic outcomes vary across Napa County. Figure 4-24 shows areas with more positive economic outcome scores were identified in the western portions of the county and the area northeast of the City of Napa. Conversely, eastern portions of the county and the cities of Calistoga, Napa, and American Canyon had large concentrations of less positive economic outcomes.

According to 2015-2019 American Community Survey (ACS) estimates, Napa County had a labor force participation rate of 65.2 percent for persons 16 years old and older, with an employment rate of 4.9 percent. Top employers in the county include manufacturing, healthcare, and accommodation and food service. Approximately 34 percent of workers commute 30 or more minutes to work with a countywide mean commute time of 25.6 minutes.

The TCAC opportunity maps help to identify patterns of negative and positive economic, educational, and environmental outcomes across the state. Census tracts are ranked from low resource (negative outcomes) to highest resource (positive outcomes) based on TCAC’s Opportunity Maps analysis. Figure 4-24 shows the TCAC Opportunity Areas map for economic outcomes across Napa County. Economic outcomes are varied throughout the county with more positive outcomes generally located in the western areas of the county and northeast of the City of Napa and less positive outcomes in the eastern areas of the county.

LOCAL TRENDS
In American Canyon, the labor participation rate of residents age 16 and older is 66.5 percent and the unemployment rate is 6.0 percent, slightly higher than 17 MTC, 2021. https://mtc.ca.gov/planning/transportation/access-equity-mobility/equity-prioritycommunities 364
4-48 | American Canyon Housing Element Background Report, Public Review Draft the county. Top employers in the city include educational services, health care and social assistance, arts, entertainment, recreation, and accommodations, manufacturing, and retail trade.

TCAC economic outcome scores are less positive throughout the City of American Canyon, as shown in Figure 4-25. Generally, the lowest economic outcomes were in the western and southern areas of the city, west of Highway 29 and south of American Canyon Road. Areas in the northeast portion of American Canyon had slightly higher economic outcome scores but were still considered less positive.

Access to employment opportunities has a significant impact on the type and size of housing a household can afford. HUD’s Jobs Proximity Index utilizes origin-destination employment statistics to evaluate the distance from a given neighborhood to all job locations in the San Francisco Bay Area and assess the accessibility to job opportunities at the census block group level. Because the size of employment centers and the supply of labor differ across the San Francisco Bay Area, the distance from any single job location is positively weighted by the size of employment (job opportunities) at that location and inversely weighted by the labor supply (competition) to that location.18 Accessibility to employment opportunities differs across American Canyon, as shown in Figure 4-26. Neighborhoods with the highest access to employment opportunity are concentrated in the northwest area of the city, which is located closest to the industrial district. The northwestern area of the city is zoned for industrial land uses and located near the Napa County Airport. Although the northwest area of the city has a high job proximity score, this area has a lower population density than other portions of the city. This area includes a portion of the Broadway District Specific Plan, including areas zoned for medium-density residential and a business park that allows residential development. In addition, the city recently amended the General Plan to allow 291 additional multifamily units on Oat Hill, which is located in the northwest are of the City. Most other areas in American Canyon received the lowest scores for job proximity.

According to 2015-2019 ACS estimates, mean commute time is 37.3 minutes for American Canyon residents with 55.8 percent of workers commuting 30 or more minutes to work. This high commute time reflects the larger job market available in the East Bay and beyond.
18HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006- July-2020.pdf
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American Canyon Housing Element Background Report, Public Review Draft | 4-49 Figure 4-24: TCAC Opportunity Areas - Economic (Napa County) Source: California State Treasurer's Office, 2022
366
4-50 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-25: TCAC Opportunity Areas – Economic (American Canyon) Source: California State Treasurer's Office, 2022
367
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American Canyon Housing Element Background Report, Public Review Draft | 4-51 Figure 4-26: Job Proximity Index (American Canyon)
Source: AFFH Viewer, 2022
368
4-52 | American Canyon Housing Element Background Report, Public Review Draft Healthy Housing Environment
Healthy environment analyses address patterns in the environmental and health-related disparities found in different neighborhoods and protected area groups. These disparities can include air quality, water quality, safe neighborhood, environmental hazards, social services, and cultural institutions.

Recent California laws—Assembly Bill (AB) 1550, Senate Bill (SB) 535, and SB 1000 emphasize the importance of environmental justice as a fair housing issue.

Environmental Justice, according to HUD, means ensuring that people have equal access to safe and healthy housing. HUD requires all entitlement jurisdictions to conduct reviews under the National Environmental Protection Act to determine if a proposed project creates adverse impacts due to environmental conditions. It furthers the requirement that human health deserves equal protection for all people regardless of race, color, national origin, or income. Under Executive Order 12898, federally assisted projects may also target funding to communities that have disproportionately high and adverse human health impacts on minority and low-income populations due to environmental conditions.19
The California Office of Environmental Health Hazard Assessment developed CalEnviroScreen, a mapping tool that uses spatial data collected by various regulatory agencies (e.g., air quality indicators from Bay Area Air Quality Management District, water quality indicators from East Bay Municipal Utilities District, monitored chemical releases into the air or water table from Environmental Protection Agency, etc.). The dataset uses a methodology to identify communities disproportionately burdened by exposures to pollution, environmental effects of existing pollutants in communities, among other indicators of sensitive populations or socioeconomic factors. Residents in census tracts with high CalEnviroScreen scores are disproportionately burdened by pollution and are more vulnerable to related effects. CalEnviroScreen shows environmental health scores as a percentile, where a score of 100 percent means environmental health in a particular census tract is worse than 100 percent of census tracts in California.

REGIONAL TRENDS
The CalEnviroScreen map for Napa County identifies the degree to which communities are considered burdened by pollution. Generally, the more urbanized and southern portion of the county has less positive environmental outcomes than rural areas, but there are some portions of the cities with positive outcomes (Figure 4-27). The rural areas in the northeastern and western portions of the county had positive environmental scores. Similar to the CalEnviroScreen map, the TCAC Opportunity Map shows the western, southern, and central areas of the county have less positive environmental outcomes 19 HUD, 2021. https://www.hudexchange.info/programs/environmental-review/environmental-justice/ 369
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American Canyon Housing Element Background Report, Public Review Draft | 4-53 compared to the northern areas of the county and the area northeast of the City of Napa (see Figure 4-29 and Figure 4-24). Portions of the cities of St. Helena, Napa, and American Canyon had positive environmental outcomes.

LOCAL TRENDS
Pollution burden varies across American Canyon. The northern portion of the city, including the industrial areas in the northwestern portion of the city, had less positive environmental outcomes than areas in the southern and western portions of the city.

According to CalEnviroScreen and the TCAC Opportunity Map for environmental outcomes, scores vary across the city (Figure 4-30 and Figure 4-28). The CalEnviroScreen map (Figure 4-28) shows the environmental health scores of census tracts within the city as a percentile which compares each census tract to all census tracts in the state. The environmental score is calculated using a combination of pollution burden data and population characteristics. A census tract with a score of 100 percent has an environmental score that is higher than 100 percent of census tracts in the state. The TCAC Opportunity Map (Figure 4- 30) shows environmental health scores ranging from less positive to positive, where a lower score indicates a less healthy environment and higher score indicates a healthier environment.

Areas with worse environmental health scores were concentrated in the northern part of the city and areas with more positive environmental scores were located in the southern part of the city. This pattern is influenced by the two census tracts located in the northern area of the city that both include large areas within the unincorporated part of the county. These two census tracts include agricultural land uses outside of the city limit that may contribute to higher pollution burden from pesticide use and drinking water contaminants associated with farming operations. In addition, there are several hazardous waste and solid waste sites located in the unincorporated areas of the county that increase pollution burden in these two census tracts, though not necessarily for residents of American Canyon.
370
4-54 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-27: CalEnviroScreen 4.0 Percentile Scores (Napa County) Source: CalEnviroScreen 4.0, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-55 Figure 4-28: CalEnviroScreen 4.0 Percentile Scores (American Canyon) Source: CalEnviroScreen 4.0, 2022
372
4-56 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-29: TCAC Opportunity Areas – Environment (Napa County) Source: California State Treasurer's Office, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-57 Figure 4-30: TCAC Opportunity Areas – Environment (American Canyon) Source: AFFH Viewer, 2022
374
4-58 | American Canyon Housing Element Background Report, Public Review Draft Disproportionate Housing Needs
Disproportionate housing needs refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need, or the total population experiencing that category of housing need in the applicable geographic area. To analyze the extent of disproportionate housing needs, this section reviews data on housing cost burden, overcrowding, homelessness, and substandard housing conditions.

Housing Cost Burden
“Housing cost burden” means that more than 30 percent of a household’s total gross income is spent on housing costs (rent, mortgage, utilities, and other housing-related costs). Households spending over 50 percent on housing costs are considered severely cost burdened. The higher the housing cost burden, the more likely residents are to live in overcrowded and substandard conditions and are less likely to afford to relocate. Low-income households and persons in protected classes disproportionately experience severe housing problems.

Housing problems are households that has one or more of the following problems: lacks a complete kitchen facility, lacks complete plumbing facility, a household that is overcrowded, or a household that is cost burdened.

REGIONAL TRENDS
Overpayment (housing cost burden) is prevalent throughout the county. Urban areas of Napa County, especially in the City of Napa, northeastern, and southeastern parts of the county had the greatest proportion of renters overpaying for housing, as shown in Figure 4-31. Areas near the City of Napa had 60 to 80 percent of renters overpaying for housing and areas in the northeast and southeast areas of the county had 40 to 60 percent of renters overpaying. Overpayment by homeowners was also prevalent throughout the county, with at least 20 percent of homeowners overpaying in most areas in the county, as shown in Figure 4-32. Within northern areas of the county, 40 to 60 percent of homeowners spent more than 30 percent of their household income on housing.

LOCAL TRENDS
CHAS Data for American Canyon shows that approximately 85 percent of extremely low-income households spend more than 50 percent of their income on housing, which is considered severely cost burdened. Approximately 90 percent extremely low-, very low-, and low-income households that rent in American Canyon reported experiencing at least one housing problem (the housing unit lacks complete kitchen facilities, the unit lacks complete plumbing facilities, the household is overcrowded, or the household is cost burdened).

Renter households are not necessarily more likely to be housing cost burdened 375
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American Canyon Housing Element Background Report, Public Review Draft | 4-59 than those that own. Table 4-7 shows housing cost burden of lower-income households in American Canyon. Among very low-income and low-income residents, renters were more likely to be cost burdened than those who own their home. However, among extremely low-income residents, owners were more likely to be cost burdened than renters. Additional information regarding cost burden is in Chapter 2, Housing Needs Assessment.

Housing cost burden among renters and owners varied across American Canyon.

As shown in Figure 4-33, most of the city had between 40 and 60 percent of renters experiencing housing cost burden, according to 2015-2019 ACS estimates. In the northwest portion of the city between 20 and 40 percent of renters were cost burdened. This area is primarily zoned industrial and has low residential density. Similarly, several areas of the city had between 40 and 60 percent of owners who were cost burdened, specifically the northwest and southeast portions of the city, as shown in Figure 4-34. The rest of the city had between 20 and 40 percent of owners who were cost burdened. 376
4-60 | American Canyon Housing Element Background Report, Public Review Draft Table 4-7: Housing Cost Burden of Lower-Income Households (2014-2018) Household by
Type,
Income, and
Housing
Problem Renters Percent Owners Percent
Total
Households Percent
Extremely LowIncome
(0-30 % AMI)
255 275 530
With Cost
Burden >30%
224 87.84% 255 92.73% 480 90.57%
With Cost
Burden >50%
220 86.27% 230 83.64% 450 84.91%
Very LowIncome
(0-30 % AMI)
175 325 500 %
With Cost
Burden >30%
130 74.29% 125 38.46% 265 53.00%
With Cost
Burden >50%
90 51.43% 70 21.54% 75 15.00%
Low-Income
(51-80 % AMI)
240 600 840 %
With Cost
Burden >30%
165 68.75% 270 45.00% 185 22.02%
With Cost
Burden >50%
35 14.58% 115 19.17% 100 11.90%
Moderate &
Above Income
(>80% AMI)
560 3,010 3,570
With Cost
Burden >30%
133 26.6% 205 18.6% 338 21.1%
With Cost
Burden >50% 8 1.6% 60 5.4% 68 4.2%
Total 1,230 4,210 5,440
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 377
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American Canyon Housing Element Background Report, Public Review Draft | 4-61 Figure 4-31: Overpayment by Renters (Napa County)
Source: AFFH Viewer, 2022
378
4-62 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-32: Overpayment by Homeowners (Napa County)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-63 Figure 4-33: Overpayment by Renters (American Canyon)
Source: AFFH Viewer, 2022
380
4-64 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-34: Overpayment by Homeowners (American Canyon) Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-65 Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Large families generally have special housing needs due to lower per capita income, the need for affordable housing, or the need for larger units with three or more bedrooms, resulting in overcrowding. Some households may not be able to accommodate high-cost burdens for housing and accept smaller housing or reside with other individuals or families in the same home. Potential fair housing issues emerge if non-traditional households are discouraged or denied housing due to a perception of overcrowding. Household overcrowding is reflective of various living situations: housing unit is inadequately sized to meet a household’s needs; the necessity or desire to have extended family members reside in an existing household; or unrelated individuals or families share a single housing unit.

Not only is overcrowding a potential fair housing concern, but it can also potentially strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes. As a result, some landlords or apartment managers may be more hesitant to rent to larger households, thus making access to adequate housing even more difficult. According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit. Fair housing issues may arise from policies aimed to limit overcrowding that have a disparate impact on specific racial or ethnic groups with higher proportion of overcrowding.

REGIONAL TRENDS
In Napa County, approximately six percent of occupied housing units are overcrowded. Overcrowding is more common in renter households than owner households in Napa County. According to 2015-2019 ACS estimates, three percent of owner-occupied housing units are overcrowded (more than 1.0 occupant per room) while about 12 percent of renter-occupied units are overcrowded. Less than one percent of owner households and 3.5 percent of renter households are severely overcrowded (more than 1.5 occupants per room). Figure 4-35 shows the percent of households in Napa County that are overcrowded. Urban areas, such as the cities of Napa and Calistoga have a higher proportion of overcrowded units compared to the rest of the county.

LOCAL TRENDS
Based on 2015-2019 ACS estimates, 7.1 percent of households in American Canyon are overcrowded. Overcrowding is more common in renter households and among non-white residents in American Canyon. Less than two percent of 382
4-66 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-35: Overcrowded Households (Napa County)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-67 Figure 4-36: Overcrowded Households (American Canyon)
Source: AFFH Viewer, 2022
384
4-68 | American Canyon Housing Element Background Report, Public Review Draft owner-occupied units are overcrowded and about 16.1 percent of renter occupied units are overcrowded. Figure 4-36 shows overcrowding in American Canyon is less than the statewide average, 8.2 percent.

Overcrowding remains low overall in the county, but there is a disproportionate impact of overcrowding in households primarily occupied by non-white racial/ethnic groups. According to ACS 2015-2019 estimates, 1.5 percent of nonHispanic white households were overcrowded (more than one occupant per room), compared to Hispanic/Latino (13.1 percent), Asian (6.4 percent) and Black/African American (6.5 percent) households. Figure 4-37 shows overcrowding was a more common housing issue for residents who identified as Asian American/Asian Pacific Islander (API), Hispanic/Latino, Black/African American and those of other race or multiple races than for people who identified as white (non-Hispanic) or American Indian/Alaska Native.

Overcrowding is also linked with household income. According to the 2013-2017 CHAS data for American Canyon, very low-income households reported the highest percentage of overcrowded conditions of all income groups (12.8 percent), followed by low-income households (51 to 80 percent AMI) at 6.7 percent.

Figure 4-37: Overcrowding by Race
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 Housing Problems
HUD considers housing units to be “standard units” if they are in compliance with local building codes. Many federal and state programs use the age of housing as a factor to determine a community’s housing rehabilitation needs.

Housing age can be an important indicator of housing condition in a community.

Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood.

Typically, housing over 30 years old is more likely to have rehabilitation needs 385
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-69 that may include replacing plumbing, roof repairs, foundation work, and other repairs. Some older housing units may have health risks such as lead paint (pre1978 built homes) and asbestos. Housing issues such as mold may elevate health conditions such as asthma. Residents who rent are at greater risk of exposure to deteriorating housing conditions due to the desire to keep their rents from rising or fear of losing their housing.

REGIONAL TRENDS
Housing problems are defined as units having incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and households with a cost burden greater than 30 percent, while severe housing problems include all of the above except cost burden is greater than 50 percent. Forty percent of total households in Napa County experienced at least one housing problem, and another 21.8 percent of total households experienced severe housing problems. Housing problems were also reported to be higher among lower-income households, as shown in Table 4-8.

Table 4-8: Housing Problems (Napa County)
Household by
Income
At Least One
Housing Problem
No Housing
Problems Total
Households PercentHouseholds Percent
Households
Percent
Extremely LowIncome
(0-30 % AMI)
3,840 81.9% 845 18.1% 4,690
Very Low-Income
(0-30 % AMI)
4,185 78.6% 1,140 21.4% 5,325
Low-Income
(51-80 % AMI)
4,420 61.6% 2,750 38.4% 7,170
Moderate Income
(80-100% AMI)
2,220 49.7% 2,260 50.1% 4,470
Above Moderate
Income
(>100%_
4,965 18.1% 22,415 81.9% 27,380
Total 19,630 29,405 49,030
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 A housing unit is considered substandard if it lacks complete plumbing or kitchen facilities. According to 2015-2019 ACS estimates, 0.3 percent of housing units lack complete plumbing facilities and 1.5 percent lacked complete kitchen facilities in Napa County. Approximately 73.0 percent of housing units in the county were built prior to 1990, meaning these units are potentially in need of repair and modernization improvements.
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4-70 | American Canyon Housing Element Background Report, Public Review Draft

LOCAL TRENDS
Approximately 36 percent of all households in American Canyon experienced at least one housing problem and about 22 percent experienced severe housing problems, slightly lower compared to county trends. Similar to county trends, housing problems in American Canyon were more common among lowerincome households, as shown in Table 4-9.

Table 4-9: Housing Problems (American Canyon)
Household by
Income
At Least One
Housing Problem
No Housing
Problems Total
Households PercentHouseholds Percent
Households
Percent
Extremely LowIncome
(0-30 % AMI)
475 89.6% 55 10.4% 530
Very Low-Income
(0-30 % AMI)
285 57.0% 210 42.0% 500
Low-Income
(51-80 % AMI)
470 56.0% 370 44.0% 840
Moderate Income
(80-100% AMI)
170 46.6% 195 53.4% 365
Above Moderate
Income
(>100%_
560 17.5% 2,640 82.4% 3,205
Total 1,965 3,475 5,440
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 According to the 2015-2019 ACS, 0.4 percent of the housing units in American Canyon lacked complete plumbing facilities and 0.6 percent lacked complete kitchen facilities, a similarly low percentage compared to the County. Compared to county trends, the housing stock in American Canyon is not as old—about 41 percent of the city’s current housing stock is greater than 30 years old.

Persons Experiencing Homelessness
State law (Section 65583(a)(7)) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes the condition of an individual, who is not imprisoned or otherwise detained, who:
• Lacks a fixed, regular, and adequate nighttime residence; and • Has a primary nighttime residence that is:
o A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare 387
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-71 hotels, congregate shelters, and transitional housing for the mentally ill);
o An institution that provides a temporary residence for individuals intended to be institutionalized; or
o A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.

Throughout Napa Country, homelessness has become an increasingly important issue. Factors that contribute to the rise in homelessness include a lack of housing affordable available for low- and moderate-income households, increases in the number of persons whose incomes fall below the poverty level, reductions in public subsidies, and lack of support for persons with extreme developmental, physical, and mental disabilities.

REGIONAL TRENDS
According to the Napa County Continuum of Care’s January 2020 homeless point-in-time count, 464 persons were experiencing homelessness in the county, representing a 44 percent increase from 2019. The majority of people experiencing homelessness (72 percent) cited inability to afford rent as the primary barrier to finding permanent housing.

The 2020 point-in-time count found that 63 percent of the persons experiencing homelessness had been experiencing homelessness for over one year, and that nearly one in five people included in the count became homeless after an eviction, foreclosure, or rent increase. The survey found that 41 percent of the homeless population had at least one disabling condition. A majority of survey respondents identified as white (75 percent). Ten percent identified as American Indian or Alaska Native, and four percent identify as Black or African-American. 20 LOCAL TRENDS
The 2020 Napa County homeless point-in-time count does not break down the number of individuals experiencing homelessness within each jurisdiction.

Therefore, the City’s share of the County’s homeless population is unknown.

According to discussions with community stakeholder, there are residents in American Canyon who experience homelessness and have trouble finding housing.

Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows 20 Napa County Continuum of Care, Napa Homeless Point-in-Time Count & Survey. 2020. 388
4-72 | American Canyon Housing Element Background Report, Public Review Draft of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. Decades of disinvestment in low-income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use.

These processes can disproportionally impact people of color, as well as lower income households, persons with disabilities, large households, and persons atrisk or experiencing homelessness.21

REGIONAL TRENDS
The Urban Displacement Project (UDP) is an initiative out of the University of California, Berkeley that conducts data-driven research to better understand gentrification and displacement to generate more equitable and inclusive cities.

UDP provides data to identify “sensitive communities,” communities that are vulnerable to displacement caused by housing costs or with market-based displacement pressures within or near the community. As shown in Figure 4-28, residents in portions of the cities of Napa and Calistoga live in what are called “sensitive communities,” meaning they are vulnerable to displacement.22

LOCAL TRENDS
According to 2015-2019 ACS and UDP estimates, no households were at risk of displacement in American Canyon. No sensitive communities were identified in the city, as shown in Figure 4-29.
21 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf 22 Urban Displacement Project, 2021. https://www.urbandisplacement.org/maps/sf-bay-area-gentrificationand-displacement/ 389
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American Canyon Housing Element Background Report, Public Review Draft | 4-73 Figure 4-38: Sensitive Communities (Napa County)
Source: AFFH Viewer, 2022
390
4-74 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-39: Sensitive Communities (American Canyon)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-75 Contributing Factors
Contributing factors are issues that contribute to, perpetuate, or increase the severity of one or more fair housing issues. These factors have been identified through outreach and local knowledge, assessment of fair housing data collection and analysis, and the site inventory. Based on available data, including data summarized in this Assessment of Fair Housing as well as the abovesummarized community input, the following are the most significant contributing factors to fair housing issues in American Canyon.

Segregation and Integration Patterns and Trends
As noted above, American Canyon is the most racially and ethnically diverse community in Napa County, and the fifth-most diverse city or county in the Bay Area. The data shows that there are only slight differences between census tracts in concentrations of racial/ethnic groups or special needs populations.

However, community outreach conducted for this Housing Element update provided context for the data, and helped reveal the following contributing factors to segregation and integration patterns in American Canyon:
• The location, type, and availability of housing that is affordable: A shortage of affordable housing appropriate for family size, income, and special needs affects the ability of lower-income people and people experiencing homelessness to find adequate housing.
• Lack of services and information in multiple languages: While the City makes materials and information available in English and Spanish, there are multiple languages spoken in the city and the Regional Fair Housing Analysis drafted by the Napa Sonoma Collaborative identified language access as a contributing factor. See Other Relevant Factors, below.

Racially and Ethnically Concentrated Areas of Poverty
(R/ECAPs)
There are no R/ECAPs in American Canyon.

Disparities in Access to Opportunities
The following contributing factors to disparities in access to opportunities in American Canyon include:
• Limited availability and type of public transportation: As discussed in Transit and Walkability, above, transit access is limited in Napa County and American Canyon, which is an impediment to fair housing choice and accessing opportunity for households without a car or those unable to drive to due disability.
392
4-76 | American Canyon Housing Element Background Report, Public Review Draft • Low walkability: American Canyon has a low average walkability score per Walk Score. The EPA’s walkability index is more granular and shows that downtown has the highest walkability scores in the city. However, community members reported low walkability, disconnected pedestrian routes, and a desire for more mixed-use neighborhoods.
• Location of employers: Most residents commute by car out of American Canyon for work. Long commutes cost households money and time, and limited jobs within walking, biking, or transit access limit opportunities for households without a car or those unable to drive due to disability. • Location and type of housing that is affordable: As discussed previously, a shortage of affordable housing that is appropriate for family size, income, and special needs affects the ability of lower-income people and people experiencing homelessness to find adequate housing. • Limited access to opportunity: As discussed in Disparities in Access to Opportunities, most of the city is considered lower resource. Education and economic outcomes are less positive throughout the city and environmental outcomes are less positive in the northern half of the city. Limited access to opportunity can mean people, especially lowerincome households and people with disabilities, have limited economic mobility and lower quality of life.

Disproportionate Housing Needs
Disproportionate housing needs refers to the condition in which there are significant disparities in the proportion of members of a protected class (race, religion, marital status, disability, etc.) experiencing a category of housing need, or the total population experiencing that category of housing need in the applicable geographic area. These issues are discussed in more detail above.

Contributing factors to disproportionate housing needs are:
• The availability of affordable units in a range of sizes: Overpayment is prevalent throughout the city, for renters and owners, which means that many households spend more than 30 percent of their income on housing, leaving little money left over for other critical essentials, including food and medicine. Overcrowding is more prevalent for renters than owner, suggesting a need for larger, affordable rental units. • Lack of accessible housing for disabled persons and seniors: About 11 percent of American Canyon’s population is living with one or more disabilities, and stakeholders reported a lack of housing options (both housing units and neighborhood characteristics) that provide access for the city’s disabled population.
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American Canyon Housing Element Background Report, Public Review Draft | 4-77 Local Area Knowledge
Although American Canyon has a low fair housing proportion than most communities, the AFFH analysis identified the southern portion of American Canyon generally experiences more fair housing issues than other areas of the city. Fair housing issues in this area include, lower median income, overpayment, and lower economic and education outcomes. The predominant population in this area of the city is Hispanic/Latino in the southwest area and Asian/Pacific Islander in the southeast area.

Stakeholder and Community Input
The City held two housing workshops to receive feedback from the community on housing issues and the Housing Element Update (on April 13, 2022, and April 27, 2022). During these workshops, participants frequently brought up concerns regarding increased traffic associated with new development, ensuring new development had adequate parking for residents, lack of pedestrian infrastructure and connectivity. Participants did not necessarily observe specific neighborhoods that appeared to lack infrastructure, but generally that areas along Highway 29 have gaps in sidewalks and noted that empty lots created an incomplete pattern of development and improvements.

The City also held stakeholder interviews (on March 21, 2022) with local fair housing providers, service groups, and representatives of special needs populations. Key feedback gained during stakeholder interviews included:
• There is a lack of affordable housing generally, especially for low-income seniors. There’s a need for more supportive housing, and housing options for persons with disabilities. There is potential for a homesharing program that can link older adults with unused space in their home with a renter.
• There is a need for walkable and mixed-use neighborhoods. People need to be able to access services, commercial centers, schools, parks, and churches in their neighborhood. Pedestrian infrastructure needs to be improved to better facilitate walking. Ensuring housing is located near services and amenities will help affordable projects compete for funding.
• There’s a need to preserve naturally affordable housing options that are not deed-restricted.
• There’s a lack of transportation options. American Canyon is not very walkable and not well connected to other jurisdictions via transit; therefore, cars are essential for getting around the City and connecting to neighboring communities. Stakeholder interviews with affordable and market-rate developers further revealed that although cars are necessary for most residents, parking requirements are a challenge for 394
4-78 | American Canyon Housing Element Background Report, Public Review Draft developing affordable housing at sufficient densities. Alternate ways of meeting parking requirements can help alleviate those requirements. • Mobile home park residents are disproportionately impacted by fair housing issues. Residents tend to be older adults, often disabled, and there may be cultural or language barriers.
• Stakeholders identified a lack of funding as a significant barrier to building affordable housing in the city. Projects in the City compete with other jurisdictions with greater funding and resources for limited state and federal funds.
• Community members interviewed during public workshops were not aware of many of the fair housing services provided by the City and its partners, and were not confident that they understood their rights under fair housing law.

Other Relevant Factors
Other relevant factors are those not previously discussed, but which were identified though community outreach conducted for this Housing Element update and by the Napa Sonoma Collaborative in the Regional Assessment of Fair Housing.

Language Spoken at Home
A significant proportion of American Canyon’s population speak a language other than English at home. Of the population age five and over, 46.1 percent speak a language other than English (8,815 residents). Of those individuals, 42.6 percent (3,752 residents) speak English less than “very well.” Table 4-10 shows a breakdown of language spoken at home by residents over the age of 5 and what percent of residents speak English less than “very well” by language spoken at home.

Table 4-10: Language Spoken at Home
Speak Language
Other Than English
Speak English Less
than Very Well
Language Number Percent Number Percent
Only English 10,296 53.9%
Language Other than English (Total) 8,815 46.1% 3,752 42.6% Spanish 3,949 20.7% 1,694 42.9%
Other Indo-European 793 4.1% 276 34.8%
Asian and Pacific Islander 4,039 21.1% 1,773 43.9%
Other 34 0.2% 9 26.5%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table S1601 395
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-79 In addition to limited English proficiency, many residents were born outside of the United States. Table 4-11 shows a breakdown of the top ten countries of birth for residents who were born outside the United States.

Table 4-11: Place of Birth (Foreign Born)
Place of Birth Number
Total 7,105
Top 10 Countries
Philippines 3,475
Mexico 1,634
India 291
Guatemala 211
China (excluding Hong Kong and Taiwan) 189
El Salvador 186
Vietnam 131
Panama 120
Pakistan 120
Korea 58
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B05006 Access to Financial Services
According to the Regional Fair Housing Analysis drafted by the Napa Sonoma Collaborative, in American Canyon, there are only two full-service brick-andmortar branches of banks regulated by the Federal Deposit Insurance Corporation. Reduced access to full service, brick-and-mortar bank branches increases the likelihood of discrimination in lending and credit services and the likelihood of concentrated economic immobility. Financial institutions may be more likely to engage in predatory practices if physical access has diminished, which can further racial and socioeconomic inequities.
23 Farmworker Housing
An estimated between 6,000 and 9,000 farmworkers are employed Napa County. Sufficient affordable housing options are lacking for farmworkers who are often lower income and have special housing needs, such as seasonal housing. The Napa Sonoma Collaborative's Regional Assessment of Fair Housing Analysis states that due to limited residential zoning and the lack of multi-family housing outside of urban areas, workers in the County must live in proximity to city centers. The number of farmworkers employed in American Canyon is unknown; however, the city’s location in Napa County and its relative proximity to vineyards and wineries would imply a number of farmworkers are employed near to the city, and that they look for housing opportunities in the city. 23 Napa Sonoma Collaborative Regional Contributing Factors, Page 1 396
4-80 | American Canyon Housing Element Background Report, Public Review Draft Sites Inventory Analysis
American Canyon is able to accommodate its share of the Regional Housing Needs Assessment (RHNA) with a 20 percent buffer through planned and approved housing units that have not yet been built, known as “pipeline projects.” These pipeline projects would be constructed within the 6th cycle planning period and include a range of housing types to fulfill all income categories from extremely low- to above moderate-income housing units.

Table C13 and Figure 4-41 show an overview of the pipeline projects organized by site and by census tract. Sites are categorized into neighborhoods. Both tables summarize the number of proposed housing units in low, moderate, and high resource areas as well as the occurrence of fair housing indicators, including minority population, income, overpayment, etc.

Opportunity Areas
For purposes of evaluating fair housing, resource levels designated by HCD and TCAC opportunity maps identify areas with characteristics that support positive economic (low poverty, high employment, high median household income), educational (reading and math proficiency, high school graduation rates, low student poverty rates), and environmental outcomes (low exposure to pollution).

Most of the census tracts in American Canyon are ranked low-resource, except for the census tract located in the northeast part of the city that is ranked moderate-resource. This categorization indicates that most residents have low access to positive economic, educational, and environmental outcomes.

Figure 4-41 shows the location of the pipeline projects overlaid with the TCAC Opportunity Map for composite score for each census tract (composite score accounts for economic, educational, and environmental outcomes). As shown in Figure 4-41, the majority of the pipeline projects are located in moderateresource areas.

According to TCAC Opportunity Maps, the census tract with the highest economic score in American Canyon is in the northeastern portion of the city; however, the entire city has less positive economic outcomes. As shown in Figure 4-42, most of the pipeline projects are in the northeast area of the city which has a higher economic outcome than the rest of the city.

Similarly, the whole city has less positive education outcomes with the census tract with the lowest education score located in the southeast portion of the city. Figure 4-43 shows the location of the pipeline projects in relation to education outcomes. All pipeline projects are in the northern area of the city which has higher education scores than the southeast area of the city. 397
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-81 The city’s environmental score is less positive in the northern half of the city and more positive in the southern half of the city. Figure 4-44 shows the location of the pipeline projects overlaid with TCAC Environmental Outcome Map. Most of the pipeline projects are in the northern part of the city which has lower environmental outcomes than the southern part of the city.

Improved Conditions
Demographic and socio-economic spatial patterns show that census tracts with low- and moderate-income households, predominantly Asian-American and Hispanic/Latino populations, and higher rates of housing problems are located throughout the southern, central, and eastern neighborhoods of the city. Most of the pipeline projects (representing about 43 percent of the total housing units included in the pipeline projects) are in moderate-resource areas of the city even though the majority of the city is considered low resource. Sites that accommodate housing unit densities appropriate for lower-income units are concentrated in the central and northern areas of American Canyon.

Exacerbated Conditions
As mentioned previously, most neighborhoods in American Canyon have a majority that are non-white. The neighborhoods that have the lowest median incomes are located in the southern area of American Canyon. These neighborhoods are predominantly Hispanic/Latino and Asian American/Pacific Islander. Pipeline projects with lower- and moderate-income housing units are located throughout the northern and central areas of the city. There were no areas in the city identified as at risk for displacement. Thus, the Sites Inventory does not exacerbate vulnerable conditions.

Racially/Ethnically Concentrated Areas of Poverty and
Affluence
American Canyon has no racially/ethnically concentrated areas of poverty (per HUD’s definition). There are several tracts in the southern part of the city with LMI populations that are predominantly Asian-American and Hispanic/Latino.

Neighborhoods west of Highway 29 and in the northwest part of American Canyon have some of the highest median income levels in the city and are predominantly white. The affordable pipeline projects are located in the north and central parts of the city closest to transit, services, and employment.

Access to Opportunity
The City has five census tracts, of which four are categorized as low resource.

One census tract located in the northeast part of the city is considered moderate-resource. The majority of pipeline projects (representing about 43 398
4-82 | American Canyon Housing Element Background Report, Public Review Draft percent of the total housing units in the pipeline projects) are located in the census tract categorized as moderate-resource, with the remaining pipeline projects (about 57 percent of the total housing units) located in census tracts categorized as low resource. Pipeline projects include housing in all income ranges.

Disproportionate Housing Needs
As shown in Table 4-12, approximately 57 percent of the housing units in the sites inventory are in low-resource areas and 43 percent are in moderateresource areas. There are no high-resource areas in American Canyon.

Table 4-12: Pipeline Projects by Opportunity Areas
Opportunity
Category
Proposed Sites Inventory Housing Unit Allocation
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income Total
Low Resource 26 39 0 816 881
Moderate Resource 168 82 408 0 658
High Resource 0 0 0 0 0
Total 194 121 408 816 1,539
Subsidized Housing
The Housing Authority of the City of Napa administers the Housing Choice Voucher (HCV) program in American Canyon. The HCD program provides direct assistance to rent-burdened households. There are 129 households receiving HCVs in all census tracts in American Canyon. The two northernmost census tracts include areas in the unincorporated county.

Figure 4-40 shows HCV as a percent of renter-occupied units by census tract. In census tract located in the northwest area of the city, approximately 40 percent of renter-occupied units receive HCVs. This census tract includes areas in the unincorporated parts of the county.
399
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-83 Table 4-13: Site Inventory Overview (Site Basis)
Site ID
Census
Tract
Capacity AFFH Indicators
Lower Moderate
Above
Moderate
%
Minority Income TCAC Overpayment Overcrowded Displacement24 Lemos
Point
201003 184 2 0 90.73% $145,543 Moderate 34.77% 6.47% N/A Watson
Ranch: Lot
14, 15
201003 0 0 98 90.73% $145,543 Moderate 34.77% 6.47% N/A Watson
Ranch: Lot
7, 9
201003 0 0 165 90.73% $145,543 Moderate 34.77% 6.47% N/A Watson
Ranch: Lot
10 201003 0 0 219 90.73% $145,543 Moderate 34.77% 6.47% N/A Canyon
Estates
201003 0 0 35 24.16 $93,750 Moderate 34.77% 6.47% N/A
Sun
Square
201003 20 0 0 90.73% $145,543 Moderate 34.77% 6.47% N/A Napa
Junction
201003 46 406 0 90.73% $145,543 Moderate 34.77% 6.47% N/A TOTAL 250 408 517 N/A
Oat Hill 201005 0 0 291 77.42% $123,393 Low 35.00% 5.30% N/A Rio Del
Mar
201006 0 0 3 60.22% $90,833 Low 35.94% 3.95% N/A
West
Carolyn
201006 0 0 4 60.46% $96,364 Low 35.00% 5.30% N/A
Napa Cove 201006 65 0 1 60.22% $90,833 Low 35.94% 3.95% N/A Total 65 0 8
Total 315 408 816
24 No areas in American Canyon were determined by the Urban Displacement Project to be “vulnerable” per the Sensitive Communities dataset. Source: HCD AFFH Data and Mapping Resources, Sensitive Communities (UCB, Urban Displacement Project), 2022. https://affh-data-resources-cahcd.hub.arcgis.com/ 400
4-84 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-40: Housing Choice Vouchers (American Canyon)
Source: AFFH Viewer, 2022
401
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-85 Figure 4-41: TCAC Opportunity Areas (Composite Score)
Source: California State Treasurer's Office, 2022
402
4-86 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-42: Location of Pipeline Projects in Relation to TCAC Economic Opportunity Areas Source: California State Treasurer's Office, 2022
403
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-87 Figure 4-43: Location of Pipeline Projects in Relation to TCAC Education Opportunity Areas Source: California State Treasurer's Office, 2022
404
4-88 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-44: Location of Pipeline Projects in Relation to TCAC Environmental Opportunity Areas Source: California State Treasurer's Office, 2022
405
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-89 Fair Housing Priorities and Policies
Based upon the analysis conducted in this AFFH document, Table 4-14 highlights the prominent fair housing issues and contributing factors that hinder access to safe, affordable, and vibrant housing for American Canyon residents.

Furthermore, the findings of this analysis were used to develop meaningful actions and metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities within the city.
406
4-90 | American Canyon Housing Element Background Report, Public Review Draft Table 4-14: Fair Housing Issues, Contributing Factors, and Meaningful Actions AFH Identified Fair
Housing Issue Contributing Factors Meaningful Actions
Outreach • Lack of language access • Provide housing resources in multiple languages on the City’s website.

Fair Housing Enforcement
and Outreach Capacity • Lack of local private fair housing outreach and enforcement
• Lack of local public fair housing
enforcement
• Participate in FHNV meetings, at least once annually, to coordinate regional responses to housing discrimination issues.
• At least once annually, obtain feedback through a multimedia campaign, including public surveys, focused discussions, and in-person to obtain public input and feedback on fair housing issues. • Work with the FHNV to conduct random testing at least once every five years. Specifically, with the release of the 2020 Census, determine the appropriate biases be tested in the city. • At least once a year during the 2023 – 2031 planning period, collaborate with FHNV to mutually resolve rent disputes and provide education to tenants and landlords on their rights. • Conduct at least one fair housing workshop annually with targeted populations, including mobilehome parks.
• Involve neighborhood groups and other community organizations when conducting outreach and education activities.
• Conduct an annual workshop and partner with local organizations including the Housing Authority and Fair Housing Napa Valley to present free homeownership education seminars in lower-income neighborhoods.

Disproportionate Housing
Needs and Disparities in
Access to Opportunity
Housing Cost
• Dominance of existing single-family housing
types, which are typically more expensive
than multi-family housing
• Location and type of existing affordable
housing, especially for extremely lowincome households • High rates of housing cost burden among
renter and owner-occupied households
• Increasing housing costs
• Cost of repairs or rehabilitation
Funding
• Shortage of public (local, state, or federal)
funds invested in the development of
affordable housing and social services
Land Use and Zoning
• Lack of supportive housing in communitybased settings • Limiting local land use policies
Housing Cost
• Support private programs for shared living that connect those with a home and are willing to share living accommodations with those that are seeking housing, particularly persons with disabilities, seniors, students, and single person households.
• At least once a year during the 2023 – 2031 planning period, review and propose updates to the City’s existing Inclusionary Zoning Ordinance.
• Provide rehabilitation financing assistance for at least 5 households annually during the 2023 – 2031 planning period.
• Develop a targeted program or enhance existing program and assist lower-income residents with affordable homeownership and rental opportunities.

Funding
• Seek funding opportunities to facilitate lower-income housing.

Land Use and Zoning
• Throughout the 2023 – 2031 planning period, evaluate and update existing zoning to ensure compliance with state-mandated streamlining requirements (ADUs, area planning, and objective design standards). • Invest and encourage outside investment in infrastructure improvements throughout the city, particularly to increase connectivity and fill gaps.
• Amend the standards for transitional housing in the Zoning Ordinance.

Alternative Modes of Transportation
407
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-91 AFH Identified Fair
Housing Issue Contributing Factors Meaningful Actions
• Lack of services and accessible housing for
senior and disable residents
Alternative Modes of Transportation
• Limited options for alternative modes of
transportation
• Work with VineGo and American Canyon Transit to expand transit options in American Canyon, focusing on areas that are not within 0.5 miles of a transit stop. • Expand the bicycle and pedestrian infrastructure network throughout the city to expand bikability and walkability, especially near residential neighborhoods and commute corridors. • Provide support for the Napa-Sonoma ADU Center, which provides free education, outreach, and resources for homeowners interested in building ADUs.
• By 2031, update the City’s accessibility program with emphasis on improving access to public buildings, facilities and housing, and infrastructure improvements including sidewalks and pedestrian crossings to increase accessibility for all residents of the city, especially for persons with disabilities. 408
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American Canyon Housing Element Background Report, Public Review Draft | 5-1 Chapter 5
Constraints
Constraints to adequate and affordable housing can be caused by market, governmental, infrastructure, and environmental factors. These factors may constrain affordable housing and market-rate housing developers, and individuals’ ability to finance home purchase and rehabilitation.

These constraints may cause housing to become unaffordable to low- and moderate-income households or uneconomical for developers. Constraints to housing production significantly impact households with lower incomes and special needs. For these reasons, State law requires that Housing Elements analyze potential and actual governmental and non-governmental constraints to the production, maintenance, and improvement of housing for persons of all income levels and disabilities.

The constraints analysis must demonstrate local efforts to remove barriers to achieve housing production goals and housing for persons with disabilities.

When constraints preclude housing goals, Housing Element law requires jurisdictions address and, where appropriate and legally possible, remove governmental constraints to maintenance, improvement, and development of housing. When housing production constraints are caused by City regulations or land use controls, appropriate programs to mitigate these constraints are included in the Housing Plan.

Key Findings
• Several Zoning Ordinance provisions constrain housing and/or are inconsistent with state laws passed since the last Housing Element update. These include accessory dwelling units, emergency shelters, low-barrier navigation centers, floor area ratio standards, density bonus law, manufactured housing, and transitional and supportive housing. • Growth management policies in the Land Use Element that constrain housing in ways that are inconsistent with State Law will be removed as part of a planned General Plan update.
• Subjective design requirements constrain housing development. For example, the Zoning Code requires all manufactured homes to be designed and located in a way that is considered aesthetically harmonious with the surrounding houses and neighborhood. Design requirements such as exterior siding material must be compatible with adjacent residential structures, and the prohibition of shiny or metallic 410
5-2 | American Canyon Housing Element Background Report, Public Review Draft finishes. These design requirements are subjective in the permitting decision-making process.
• In stakeholder interviews conducted for this Housing Element update,1 developers reported that lack of available private, state, federal and local funding, combined with the cost of building infrastructure or conducting studies, are major constraints to development of affordable housing. Developers also expressed openness to reduced parking standards to facilitate higher-density housing.

Governmental Constraints
Actions by the City may impact the price and availability of housing in American Canyon. Policies and regulatory actions such as land use controls, site improvement requirements, building codes, fees, and affordable housing policies may impact the price and availability of housing in the city. The following section describes these governmental constraints.

Transparency in Development Regulations
To increase transparency in the development process, the City’s website publishes resources that help developers and homeowners navigate the residential development and home improvement processes. The majority of the information is located under the Community Development Services Department webpages2 which include the following:
• Application and forms for building and planning permits and code enforcement complaints
• Documents such as the Zoning and Subdivision ordinances • Planning documents such as the General Plan and specific plans • Fee schedule
Land Use Controls
The City regulates the type, location, density, and scale of residential development primarily through its General Plan and Zoning Ordinance. The General Plan Land Use Element outlines the community vision through land use designations. Land use designations categorize regions of the city with designated allowable densities and uses. Land use designations are implemented by the Zoning Ordinance, which identifies zoning district development standards. Zoning districts are parcel-specific identifications that provide allowable height, required setback, densities, and more (discussed further in Residential Development Standards).
1 Stakeholder interviews, March 14, 2022
2 https://www.cityofamericancanyon.org/government/community-development/planning-zoning 411
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-3 General Plan
The General Plan includes designations that permit a range of residential development types from low-density development (one to two units per gross acre) to high-density residential (20 units per gross acre). Multifamily residential uses are allowed in the Neighborhood Commercial (CN) and Community Commercial (CC) land use designations. (Table 5-1)
State law3 established the following “default” density standards in estimating potential units by income range:
• A density standard of up to 15 units per acre (primarily for single-family homes) is assumed to facilitate housing that can accommodate above moderate-income households.
• A density standard of 16 to 19 units per acre (primarily for mediumdensity multi-family developments) would facilitate housing that can accommodate moderate-income households.
• A density standard of 20 or more units per acre (primarily for higherdensity multi-family developments) that can accommodate lowerincome households.

Based on the established assumptions regarding affordability, Residential High (RH-2) is the only General Plan designation that can be assumed to accommodate development of housing appropriate for lower-income households. There are 15.59 acres of RH-2 land and of that, 0.62 acres is vacant.

While there is a limited amount of land available to facilitate affordable housing by default, the City has adopted a series of specific plans which include requirements for the provision of affordable units. As a result, the City is meeting its share of the Regional Housing Needs Allocation (RHNA) through pipeline projects, so the availability of land is not a constraint to meeting the City’s RHNA. Through Program A, the City will monitor the progress of pipeline projects toward meeting the RHNA, and the amount of appropriately zoned land to ensure availability of sites appropriate for higher-density and affordable housing.

The Neighborhood Commercial (CN), Community Commercial (CC), and Special Study (SS) designations have floor area ratio (FAR) requirements as opposed to maximum unit per acre allowances. FAR regulates how large the floor area can be in a development (Figure 5-1). It is determined by dividing the development floor area by the parcel area. For example, an FAR of 1.0 equals allows for development area that is equivalent to the area of the parcel. If the development is multiple stories, the total area of all floors must not surpass that of the parcel.
3 https://www.hcd.ca.gov/grants-funding/active-funding/iigp/docs/ab2348stat04ch724.pdf 412
5-4 | American Canyon Housing Element Background Report, Public Review Draft Table 5-1: General Plan Land Use Designations
General Plan
Designation Allowable Residential Uses
Allowable Density
(du/ac) or Floor
Area Ratio (FAR)
Residential Estate
(RE)
• Single-family detached dwelling units
• Single-family semi attached (“0-lot line”)
if clustered to preserve open space
1-2 du/ac
Residential Low
(RL)
• Single-family detached dwellings units
• Single-family semi attached (“0-lot line”)
if clustered to preserve open space
2-5 du/ac
Residential Low-1
(RL-1)
• Single-family detached dwellings units
• Multifamily dwelling for a maximum of 15
percent of the total units allowed on
prescribed density, if clustered to
preserve open space
2-5 du/ac
Residential Low- 2
Multifamily (RL-2)
• Single-family detached dwellings units
• Multi-family dwelling units on 10 acres
• Single family: 2-5
du/ac
• Multifamily: 12-16
du/ac
Residential
Medium (RM)
• Multi-family dwelling units
• Mobile homes
5-12 du/ac
Residential High
(RH-1)
• Multi-family dwelling units 12-16 du/ac
Residential High
(RH-2)
• Multi-family dwelling units 20 du/ac
Neighborhood
Commercial (CN)
• Multi-family dwelling units for a
maximum of 50% of the site
FAR of 0.35*
Community
Commercial (CC)
• Multi-family dwelling units for a
maximum of 50% of the site west of
Broadway and 60% east of Broadway
FAR of 0.35 (multifamily portion 16-20
du/ac)4*
Special Study (SS) • Uses determined by study and
amendment of General Pan
1 du/ 40 ac
Town Center (TC) Specific uses outlined in sub-designations within the Watson Ranch Specific Plan:
• Single-family detached dwellings units
• Duplexes, triplexes, and fourplexes
• Multifamily dwelling
• Mixed use live/work units
MDR-12: 2-12 du/ac
MDR-16: 8-16 du/ac
HDR: minimum 20
du/ac
Residential
Overlay Zone
• Multi-family dwelling units on sites
identified in the previous Housing
Element*
20 du/ac
* General Plan policies that allow for varying densities or other standards for sites in the Housing Element site inventory will be modified under Program D for consistency with this Housing Element update.

Source: American Canyon General Plan Land Use Element, 1994. 4 American Canyon General Plan Land Use Element, Policy 1.15.1. https://lf.cityofamericancanyon.org/WebLink/DocView.aspx?id=46454&dbid=1&repo=AmericanCanyon&cr =1
413
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-5 There are no state standards similar to the default density standards regarding affordability and FAR. In the CN and CC designations, the FAR is 0.35, meaning the total building area may not surpass 35 percent of the parcel size. Pursuant to recent state law,5 local agencies are not permitted to impose an FAR standard less than 1.0 on a housing development project that consists of three to seven units, or less than 1.25 on a housing development project that consists of eight to 10 units. The CN and CC districts are mostly built-out and the City has several residential and mixed use zoning districts to accommodate the City’s RHNA allocation. Nevertheless, because the City’s General Plan FAR limitations are not consistent with state law, they are considered a constraint to housing. Through Program C, the City will update the CN and CC land use designations to comply with state law.

Figure 5-1 Floor Area Ratio
Source: American Planning Association6
5 Government Code sections 54237, 54237.7, and 54239.4. 6 Floor Area Ratio, American Planning Association. Historic PAS Report Series, Information Report No. 11. 1958. Accessed: https://www.planning.org/pas/reports/report111.htm. 414
5-6 | American Canyon Housing Element Background Report, Public Review Draft The City of American Canyon adopted its current General Plan in 1994 with amendments to several elements over the years. In early 2020, the City kicked off the comprehensive General Plan update.
7 The first phase “Technical Update”
is anticipated to be completed in 2023. The update will include changes to all Elements to address internal consistency including this Housing Element Update, and comply with state housing laws. For example, the Land Use Element contains policies that allow increased density on sites in the Housing Element site inventory, which is not required for this Housing Element. Program D will address consistency issues between the updated Housing Element and the existing General Plan.

GROWTH MANAGEMENT POLICIES
General Plan Goal 1B contains several policies to pace the rate of the city’s growth with infrastructure improvements. Specifically, Policy 1.3.4 states that American Canyon must limit the total additional new developments that can be accommodated in the City and Urban Limit Line8 to the numbers of units shown in Table 5-2 below, provided that the highway improvements stipulated in the Circulation Element are implemented. Policy 1.3.5 states that the City may consider increases in the development capacity when it can be demonstrated that additional transportation improvements have been implemented or are funded, or demands have been reduced (based on level of service and vehicle trips) and such increases are consistent with community needs and desires.

Since 1994, Goal 1B has not constrained housing approvals. Nevertheless, growth management policies may become a constraint to developing housing, and the City will amend the General Plan to remove or revise growth limits to comply with State Law through Program D.

Table 5-2: Growth Management Limits
Type of
Unit
Units Allowed
Within City Limits
Units Allowed Within
City Urban Limit Line
Total
Allowed Units
Single Family 1,678 3,204 4,882
Multi Family 967 466 1,433
Source: American Canyon General Plan, 1994.

Specific Plans
A specific plan is a planning document that implements goals and policies of the General Plan for an area in the city with unique land use needs. These plans contain more detailed developmentstandards and implementation measures to which future projects located within a specified geographic area must adhere.

The City of American Canyon has three residentialspecific plans— the Southeast 7 City of American Canyon, 2022. https://www.cityofamericancanyon.org/government/communitydevelopment/planning-zoning/general-plan-update 8 The Urban Limit consists of the sphere of influence, as well as a Special Study district east and adjacent to the city limits, as well as land in the Napa County Airport Industrial Area. 415
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-7 Area Specific Plan (SEASP), Watson Ranch Specific Plan (WRSP), and the Broadway District Specific Plan (BDSP).

SOUTHEAST AREA SPECIFIC PLAN
Adopted in 1999, the Southeast Area Specific Plan (SEASP) is a detailed planning document which provides a land use and policy framework for the residential development of 405 acres in the Vintage Ranch and La Vigne neighborhoods.

Today, except for a few isolated parcels, the SEASP is built out.

WATSON RANCH SPECIFIC PLAN
Adopted in 2018, the Watson Ranch Specific Plan (WRSP) is a detailed planning document which provides a land use and policy framework for future development of 309 acres east of Broadway, and north of the Vintage Ranch neighborhood.
9 Within the City of American Canyon General Plan, the WRSP area is designated as Town Center (TC).

The WRSP includes the following zones which allow for residential development:
• High Density Residential (HDR)
• Medium Density Residential (MDR-12 and MDR-16)
• The Napa Valley Ruins & Gardens (NVR&G): a mixed-use town center area with civic, retail, entertainment, commercial, visitor serving, and residential uses.

BROADWAY DISTRICT SPECIFIC PLAN
The Broadway District Specific Plan (BDSP) was adopted in 2019 as a land use and urban design framework for development of 345 acres on properties located on both sides of Broadway extending 2.38 miles north from the county line to Green Island Road. This area includes distinct gateway areas as well as the “core” of the Broadway District containing diverse commercial uses and residential neighborhoods. The plan reinforces Main Street as the pedestrianoriented town center and employs a “Modern Farmhouse” and “Modern Industrial” aesthetic to create a unified character.

The Broadway District Specific Plan includes the following zones that allow for residential development:
• Downtown Core (DC)
• Broadway Residential (BR)
• Business Park (BP)
• Local Serving Mixed Use (LSMU)
• Medium Density Residential (MDR)
9 Historically known as Broadway where it passes through American Canyon, the primary road through Napa Valley became known as Highway 29 (also referred to as State Route 29) after joining the state highway system in 1931.Broadway District Specific Plan. 2020. Accessed:
https://www.cityofamericancanyon.org/home/showpublisheddocument/17886/637123528315700000 416
5-8 | American Canyon Housing Element Background Report, Public Review Draft • Community Commercial (CC)
• Neighborhood Commercial (CN)
The Broadway District allows higher densities and height limitations compared to the most of the city which is discussed in the Zoning Ordinance section.

Broadway District Design Guidelines
The Broadway District Specific Plan includes design guidelines which may constrain housing development. The plan states that building architecture should favor a “Modern Industrial” and “Modern Farmhouse” aesthetic. This criterion requires a reinterpretation of traditional farmhouse and industrial architecture to accommodate new concepts of design that relax traditional rules while preserving utility, indoor/outdoor, and form following function objectives that gave rise to the traditional styles. The traditional styles are described below:
• Traditional Farmhouse architecture is unpretentious, straightforward, functional, and very efficient. This aesthetic is characterized by strong indoor/outdoor design that may feature a wraparound porch, symmetrical design, wood building exteriors, and shallow roofs. • Traditional Industrial architecture is characterized by the lack of pretension and the way utilitarian surfaces, and functional materials and objects showcase the integration of form and function. Design characteristics generally include durable exterior materials such as brick, wood and metal, large skylights, “oversized” elements such as doors and windows, and exposed functional elements such as beams, duct work and pipes.

The plan also states that developments should incorporate elements that provide indoor/outdoor interface (e.g., porches, stoops, skylights/clear stories, etc., building materials that reflect local environment (e.g., wood and stone), are durable (e.g., brick, concrete, and steel) or reflect traditional farm or industrial materials, and incorporate architectural details to break-up building walls, create shadow lines and increase architectural interest.

Compliance with these design standards is determined by the Planning Commission during the design permit process. Discretionary approval processes may introduce considerable unpredictability, delays, and additional expense to the permitting process and therefore may be considered a constraint to housing development. The design permit process is discussed further in Processing and Permit Procedures below.

Zoning Ordinance
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance, as well as specific plan 417
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-9 development codes. A zoning district is assigned to every parcel in the city and the Zoning Ordinance identifies compatible uses.

There are seven residential districts in American Canyon, each with distinct development standards such as setbacks, height limits, and lot coverages.

Development standards may constrain housing development if they are too restrictive.

The City’s Zoning Ordinance allows residential uses in the following districts:
• Residential Estate (RE): Provides for residential estate areas where the minimum lot size is one acre.
• Rural Residential (RR): Provides for very low-density residential uses and related activities in existing or proposed large-lot residential neighborhoods, and in the peripheral foothill areas of the city. There are three separate RR districts:
o Rural Residential Hillside (RRH): Requires a minimum lot size of twenty thousand square feet and imposes special development standards.
o RR-20000: Requires a minimum lot size of twenty thousand square feet.
o RR-10000: Requires a minimum lot size of ten thousand square feet.
• Residential Suburban (RS): Provides for low-density residential uses and related activities in areas of the city predominated by subdivisions with single-family lot patterns. There are two separate RS districts:
o RS-8000: Minimum lot size of eight thousand square feet o RS-6500: Minimum lot size of six thousand five hundred square feet.
• Medium Residential (RM): Accommodates multifamily residential uses in areas of minimal constraints and ready access to transportation and services, with single-family uses allowed under some circumstances in conformance with the general plan. Development in the RM district shall be within the range of five to 12 units per gross acre. • Town Center Residential Medium 12: Accommodates single and multifamily dwelling units up to 12 dwelling units per acre. • Town Center Residential Medium 16: Accommodates single and multifamily dwelling units up to 16 dwelling units per acre. • Broadway District Residential: Accommodates single and multi-family dwelling units up to 20 dwelling units per acre.
• Broadway District Business Park: Accommodates single and multi-family dwelling units up to 20 dwelling units per acre.
418
5-10 | American Canyon Housing Element Background Report, Public Review Draft • Broadway District Local Serving Mixed use: Accommodates single and multi-family dwelling units up to 20 dwelling units per acre. High Residential (RH): Provides for high-density multifamily residential uses in areas of minimal constraints and ready access to transportation and services, and to provide a range of housing opportunities. There are two separate RH districts:
o RH-1: density range of 12 to 16 units per gross acre
o RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core: Accommodates multi-family dwelling units up to 35 dwelling units per acre.
• Town Center High Density: Accommodates multifamily dwelling units with no limit to density.
• Community Commercial (CC): accommodates a broad range of commercial uses that will serve local residents and the greater community and reduce the need for external trips to adjacent jurisdictions for goods and services, and provide shopping and service opportunities for commuters, visitors, and tourists. Also accommodates multifamily residential uses, especially in conjunction with a commercial use.
• Neighborhood Commercial (CN): encourages a limited range of retail and service commercial uses that are oriented to the day-to-day needs of the local residents, at a scale compatible with adjacent neighborhoods. Also accommodates multifamily residential uses, especially in conjunction with a commercial use.
• Light Industrial (LI): accommodates the continuation of existing and the development of new light manufacturing uses, research and development, offices, and similar uses. These districts allow the development of emergency shelters but no other residential uses are permitted.

Zoning for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage development of a variety of housing types for all economic segments of the population. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances. This includes single-family homes, multi-family housing, accessory dwelling units, mobile homes, agricultural employee housing, homeless shelters, and transitional housing, among others.
419
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-11 Table 5-3 summarizes the residential uses allowed by zone and permit type and is followed by a description of the residential uses that are defined in the Municipal Code.

ACCESSORY DWELLING UNITS
Under state law (Government Code Section 65852.2), an accessory dwelling unit (ADU) provides complete independent living facilities for one or more persons (i.e., living, sleeping, eating, cooking, and sanitation). It must be located on the same parcel on which a single-family dwelling or multifamily development is located. The ADU may be attached to or converted from a portion of the primary dwelling unit or separate from the primary structure (detached). 420
5-12 | American Canyon Housing Element Background Report, Public Review Draft Table 5-3: Zones and Allowable Residential Uses
Allowable
Residential Uses MHP
TC
MDR12
TC
MDR16
TC
HDR
Broadway
Residential
Bus
Park
Downtown
Core
Local
Serving
Mixed
Use RE RR RRH
RR20000RR10000 RSRS8000RS6500 RM RH RH-1 RH-2 RO CC CN LI REC Accessory Dwelling Unit P P P P P P P P P P P P P P P P P P P P P C C Junior Accessory
Dwelling Unit

P P P P P P P P P P P P P P P P P P P P P P P
Emergency Shelter C C P P
Employee Housing P P P P P P P P
Manufactured/Mobile
Homes1

P P P P C C C
Mobile Home Park C C C
Mixed-Use
Development

P P P P P
Multi-Family
Development

P P P P P P P
• Garden Apartment P P P P P P P P P
• Townhouses P P P P P P P P P P P P P
Residential Care Facility P P P P P P P P P P P P P P
Senior Citizen Housing
Development2

P P P P P P P P P P P P P P P P P P P P P P
Single-Room Occupancy
Development
P
Single-Family
Development
See Single Family Uses below
• Detached SingleFamily
Residential3
P P P P P P P P P P P P2 P2 P
• Semi-Detached
Single-Family
Residential4

P P P P P P P P P P P P
Notes:
1 Manufactured homes are allowed on permanent foundations wherever single-family homes are allowed, and subject to the same development standards to which a conventional single-family residential dwelling is subject. Manufactured homes on temporary foundations are conditionally permitted as shown.
2 “Senior housing project” is defined as any project qualifying as senior housing under state or federal law that, at the time of initial city approval, received a concession or incentive (Section 19.34.030). Senior housing projects are permitted depending on the housing type (e.g., multifamily development).
3 General Plan Policy 1.8.3 precludes the development of single-family subdivisions in the RM and RH land use designations unless certain criteria are met. 4 General Plan Policy 1.7.1 allows for the development of single-family detached and semi-detached dwelling units in the RE land use designation at a density of one to two units per acre.

Source: American Canyon Municipal Code, Section 19.10.040, Permitted uses. 421
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-13 ADUs must be permitted ministerially in all zoning districts that allow residential uses. In American Canyon, ADUs are permitted in any residential zoning district and where an existing, non-conforming residential use has previously been established.

A junior ADU (or JADU) is a dwelling unit limited to 500 square feet and converted from a portion of a single-family home. It must contain a kitchen, but bathroom facilities may be shared with the primary dwelling unit. Owner occupancy of the primary dwelling unit is required, and no parking may be required. JADUs must be ministerially permitted in zoning districts that allow single-family residences. Government Code Section 65852.22 establishes minimum standards for JADUs.

The city’s Accessory Dwelling Unit ordinance (American Canyon Municipal Code Section 19.39.040) was updated to comply with State Law in 2017. This ordinance defines ADU as one additional attached or detached residential dwelling unit one thousand two hundred square feet or less that is on the same parcel as a single-family dwelling, and provides permanent and independent provisions for living, sleeping, eating, cooking, and sanitation for one or more persons. An ADU also includes the following:
• An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code.
• A manufactured home, as defined in Section 18007 of the Health and Safety Code.

ADUs are allowed by right in any zone where residential uses are permitted. One detached ADU and one JADU are permitted per single-family parcel. An existing multifamily dwelling is permitted up to two detached accessory dwelling units on the same lot. Section 19.39.505 contains development standards for ADUs.

Since 2017, State Accessory Dwelling Unit laws now further limit the development and design standards that can be applied to an ADU, and requires that development and design standards be objective as defined in Government Code Section 65913.4(a)(5):
“Standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal.” 422
5-14 | American Canyon Housing Element Background Report, Public Review Draft The Accessory Dwelling Unit Ordinance contains design standards in Section

19.39.090. These standards are listed below:

19.39.090 Design standards.

Accessory dwelling units shall comply with the following design standards that are intended to maximize the compatibility of accessory dwelling units with the neighborhoods in which they are located.

A. The accessory dwelling unit shall be designed so the site appearance remains that of a single-family residence, insofar as possible.

B. Where feasible, any new entrance to an accessory dwelling unit attached to the primary residence shall be located on the side or rear of the structure.

C. The accessory dwelling unit shall be aesthetically compatible with the primary residence and the surrounding neighborhood, including coordinating colors, materials, roofing, building height, other architectural features, and landscaping.

D. The accessory dwelling unit location and orientation shall not materially reduce the privacy otherwise enjoyed by residents of adjacent parcels.

The community development director shall consider, but is not limited to considering, the placement of windows, decks and balconies, landscape screening, height, and number of stories in determining if privacy will be materially reduced.

E. An accessory dwelling unit connected to an onsite water treatment system requires a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last ten years. (Ord. 2020-04 § 1, 2020; Ord. 2017-05 § 2, 2017)
The Design Standards A through D meet the definition of a subjective evaluation not tied to objective criteria. For this reason, Design Standards A through D could no longer be applied to ADUs under the ministerial process required by law. Program G will modify the development standards in the Zoning Ordinance to comply with current state law.

State law requires that ADUs be considered, approved, and permitted ministerially, without discretionary action. However, ADUs that do not meet objective and ministerial development and design standards may be permitted through a discretionary process.10 In American Canyon, ADUs that require a conditional use permit must be consistent with the following required findings in Section 19.42.020(F) of the Zoning Ordinance:

1. Access separate from the on-site commercial use(s) is provided for the accessory dwelling unit(s).
10 California Department of Housing & Community Development, Accessory Dwelling Unit Handbook, December 2020. https://www.hcd.ca.gov/accessory-dwelling-units 423
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American Canyon Housing Element Background Report, Public Review Draft | 5-15

2. Noise levels within the accessory dwelling unit(s) will not exceed any adopted noise standards.

3. The accessory dwelling unit(s) will be protected from any obnoxious odors generated on-site or in the immediate vicinity.

Section 19.11.040 of the Zoning Ordinance allows ADUs to be conditionally permitted in the CN and CC zones. State law requires that ADUs be ministerially permitted in all residential and mixed-use zones, broadly construed to mean any zone where residential uses are permitted by-right or by conditional use.11 Although the CN and CC zones both allow multifamily residential uses, these districts have no multifamily uses and are mostly built-out. Nevertheless, the ADU conditional use permit requirement in these districts is inconsistent with state law. Program G would modify sections 19.11.040 and 19.42.020(F) of the Zoning Ordinance to comply with state ADU law.

EMERGENCY SHELTERS
Government Code Section 65583(a)(4) requires identification of a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit. The identified zone or zones shall include sufficient capacity to accommodate the City’s need for emergency shelters.

The City allows emergency shelters by right within the LI and CC zones. After taking into account existing development, access, and availability of infrastructure, there are 38 parcels totaling over 306 acres of vacant land in the CC and LI zoning districts. Emergency shelters are also permitted within the medium density residential (RM), high density residential (RH) with approval of a conditional use permit and subject to the location restrictions identified in this section. There is sufficient land available to accommodate at least one emergency shelter, which would accommodate the city’s homeless needs (see Chapter 3, Housing Needs Assessment). There were 464 individuals identified as experiencing homelessness in Napa County in 2020, with an unreported number residing in American Canyon. The availability of land for emergency shelters is not considered a constraint to the development of emergency shelters.

Housing Element law (Government Code 65583) mandates that emergency shelters may only be subject to standards that apply to residential and commercial development within the same zone, except a city may use standards to regulate the number of beds, and staff parking (provided the standards are not more stringent than other residential or commercial uses within the same zone), length of stay, and other minor standards. The American Canyon Zoning Code requires on-site parking at a rate of two spaces per staff plus one space for every six occupants allowed at the maximum capacity. This parking standard is 11 California Department of Housing & Community Development, Accessory Dwelling Unit Handbook, December 2020. https://www.hcd.ca.gov/accessory-dwelling-units 424
5-16 | American Canyon Housing Element Background Report, Public Review Draft lower than required for residential and commercial uses in the LI, CC, RH, and R zones.

The City’s Emergency Shelter Ordinance (Chapter 19.38) requires a management plan for all emergency shelters to address management experience, good neighbor issues, transportation, client supervision, client services, and food services. The plan must be submitted to and approved by the community development department prior to operation of the emergency shelter. The plan shall include a floor plan that demonstrates compliance with the physical standards of Chapter 19.38. The operator of each emergency shelter shall annually submit the management plan to the planning, inspections and permitting department with updated information for review and approval.

The City’s zoning and development standards for emergency shelters are consistent with state law.

Low Barrier Navigation Centers
With state adoption of Assembly Bill (AB) 101 in 2019, cities are required to allow low barrier navigation centers as a permitted use in mixed use zones and other nonresidential zones that permit multi-family residential development.

Per AB 101, a low barrier navigation center is defined as:
“a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” When compared to traditional emergency shelters, a Low Barrier Navigation Center may provide more client services and flexibility, such as allowing pets or permitting partners to share living space. AB 101 also requires local jurisdictions to act on a complete low barrier navigation center application within 60 days.

The City’s Zoning Code has not been updated to permit low barrier navigation centers. The lack of an Ordinance to address this land use is a constraint to housing for unsheltered individuals. The City will revise emergency shelter provisions in the Zoning Code, consistent with AB 101 (Program C).

EMPLOYEE/FARMWORKER HOUSING
The Employee Housing Act (Division 13, Part 1 of the Health and Safety Code) requires employee (farmworker) housing for six or fewer persons be permitted by right in single-family zones. In agricultural zones, employee housing consisting of 12 units, or 36 beds must be permitted by right.

The City must allow employee housing for six or fewer persons by right in singlefamily zones to be consistent with the Employee Housing Act. Section 19.05.040 of the City’s Municipal Code defines employee housing as follows:
425
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-17 “Housing for six or fewer employees in a single-family dwelling shall be deemed a single-family use and shall be treated the same as any singlefamily dwelling in districts where single-family dwellings are allowed.

Employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory or other similar term that implies the employee housing differs in any way from a family dwelling and shall not constitute a change in occupancy for purposes of local building codes.

It shall not be subject to any fees to which other family dwellings of the same type in the same zone are not likewise subject.”
These provisions are consistent with state law.

The City must also allow larger farmworker housing developments by right in agricultural zones. The City has no agricultural zones, but larger farmworker housing is conditionally permitted in the CC zone. Municipal Code Section

19.05.040 defines farm employee housing as “living quarters provided on agriculture district property for the use of workers employed in agricultural activities.” The City conditionally permits farm employee housing in the CC zone.

The CC zone is not an agricultural district, so the conditional permit requirement in that zoning district is consistent with the Employee Housing Act.

MANUFACTURED/MOBILE HOMES
A mobile home or manufactured home is defined in Health and Safety Code Sections 18007 to 18008 as a structure which is transportable in one or more sections, is eight feet or more in body width, or 40 feet or more in body length, in the traveling mode, or, when erected onsite, is 320 or more square feet.

Mobile homes are defined as being constructed prior to June 15, 1976, while a manufactured home is constructed on or after the same date. Manufactured housing and mobile homes can be an affordable housing option for low- and moderate-income households. Government Code Section 65852.3 requires manufactured homes to be allowed on permanent foundations wherever singlefamily homes are allowed, and subject to the same development standards to which a conventional single-family residential dwelling is subject.

Manufactured homes are reviewed in accordance with Zoning Code Section

19.10.130. This section of the City’s Zoning Code is meant to provide placement opportunities and general development standards for manufactured homes in single-family residential districts. Section 19.10.130 is consistent with State law because manufactured homes on permanent foundations are allowed wherever single-family homes are allowed.

Manufactured homes not on a permanent foundation are conditionally permitted in RE, RR, and RS zones. The Zoning Code requires that all manufactured homes are designed and located to be harmonious within the context of the surrounding houses. This includes design requirements such as exterior siding material compatible with adjacent residential structures, and the 426
5-18 | American Canyon Housing Element Background Report, Public Review Draft prohibition of shiny or metallic finishes. Applicant designs are reviewed by the Community Development Director prior to the issuance of building permits.

These design requirements are subjective. Therefore, they represent a housing constraint. Program C would modify the Zoning Ordinance to apply only the requirements for a single-family dwelling unit to installation of a manufactured home.

MIXED-USE DEVELOPMENT
Mixed-use development is not defined or listed as a permitted use in the Zoning Ordinance, but mixed-use structures are allowed in the CC and CN zones. In the Broadway District Specific Plan Area, mixed-use development is allowed in Broadway Residential, Business Park, Downtown Core, and Local Serving Mixed Use zoning districts.

MOBILE HOME PARKS
Mobile home parks are defined in the City’s code as “a site developed for the long-term placement of mobile homes” (Section 19.05.040). The City permits manufactured homes (on permanent foundations) in single-family districts, consistent with State law. Mobile home parks are an important source of existing affordable housing in the city. There are several mobile home parks located in the southeastern portion of the city, south of American Canyon Road and east of Broadway. Most of the manufactured home subdivisions and mobile home parks have been in existence prior to the City’s incorporation. There are no current applications for additional mobile home parks.

American Canyon has a Mobile home Park Rent Stabilization Program (Zoning Code Chapter 15.04). This ordinance requires that a park owner shall not increase the rent more frequently than on an annual basis, and when they do, it cannot be greater than the Consumer Price Index. No increase of more than six percent shall be permitted unless otherwise determined by a mediation panel or an arbitrator.

Mobile home parks are allowed in the MHP Overlay District through approval of a Design Permit. A mobile home subdivision is allowed with a Conditional Use Permit.

MULTI-FAMILY DEVELOPMENT
A multi-family dwelling is defined as “three or more dwelling units on a lot.

Multi-family residential units may share one or more common walls and include townhomes and garden apartments” (Section 19.05.040 of the Zoning Code).

Multi-family housing is permitted in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Broadway District Residential
• Broadway District Business Park
427
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-19 • Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Medium Density Residential
• Community Commercial
• Neighborhood Commercial
Multi-family residential development requires a Site Plan as part of the Design Permit process. Like single-family dwellings, multi-family dwellings are permitted by-right and subject to a ministerial Design Permit review by the City Planning Commission. The Design Permit review ensures that codified development standards and applicable environmental review are addressed by the project.

Townhouses are defined as “a one-family dwelling in a row of at least three such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire-resistant walls” (Section 19.05.040).

Townhouses are allowed in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Medium Density Residential
• Broadway District Residential
• Broadway District Business Park
• Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Community Commercial
• Neighborhood Commercial
Garden apartments are a form of multi-family development defined as “a multifamily development of one or more two- or three-story structures containing up to twenty units each that has units located one over the other, with integrated off-street parking, open space and recreation” (Section

19.05.040). Garden apartments are allowed in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Medium Density Residential
• Broadway District Residential
• Broadway District Business Park
428
5-20 | American Canyon Housing Element Background Report, Public Review Draft • Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Community Commercial
• Neighborhood Commercial

RESIDENTIAL CARE FACILITIES
The California Community Care Facilities Act (Health and Safety Code Section 1500) defines a residential care facility as:
“any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children.”
Residential care facilities serving six or fewer persons (small residential care facilities) are defined a residential use of property, subject to the same development standards as other residential uses on that lot (Health and Safety Code Section 1566.3).

The City’s Zoning Code Section 19.05.040 defines a Residential Care Home as:
"Provision of twenty-four-hour nonmedical care of six or fewer persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living, or twenty-four-hour care for six or fewer foster children. This classification includes only those services and facilities licensed by the state for such purposes. Small group homes without personal services shall have the same standards and processing as residential care homes.”
Small residential care facilities (defined in the Zoning Code as residential care homes) are permitted in the RE, RR, RS, RM, and RH zones. Program C will amend the Zoning Ordinance to permit small residential care facilities in the RRH district to comply with requirements in state law that small facilities be allowed where single-family residences are allowed.

Title 14 of the City’s Municipal Code, Sewer and Sanitation Services (Section

14.08.010), defines a Residential Care Facility as:
“any family home, group care facility, or similar facility which is occupied by seven or more persons not related by blood, which provides twenty-fourhour nonmedical care of persons in need of personal services to sustain the activities of daily living, which facility has received licensing from the state 429
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-21 of California” (Section 14.08.010). This classification includes only those services and facilities licensed by the state for such purposes." This definition aligns with the definition of large residential care facility in state law, but Residential Care Facilities are not permitted in any zoning district.

Program X would amend the Zoning Code to add a definition of large residential care facilities and establish a process for permitting large facilities.

SINGLE-FAMILY DEVELOPMENT
Under Section 19.05.040 of the City’s Zoning Code, single-family residences are defined as:
• Single-family residential, detached: a dwelling unit located on a separate lot which has no common walls with any other dwelling unit.

Detached single-family residential include mobile homes placed on a permanent foundation.
• Single-family residential, semidetached: a one-family dwelling attached to one other one-family dwelling by a common vertical wall, with each dwelling located on a separate lot.

A dwelling unit means one or more rooms with a single kitchen, designed for occupancy by one family for living and sleeping purposes. (See Definition of Family, below.)
Single-family residences are permitted by-right in all residential zones in the city except High Density in Watson Ranch. Developments of three or more singlefamily dwellings are subject to ministerial Design Permit review by the Planning Commission.

TRANSITIONAL HOUSING AND SUPPORTIVE HOUSING
State Housing Element law defines transitional housing as:
“buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance” (Government Code Section 65582(j)).

Transitional housing is a type of housing that facilitates the movement of homeless individuals and families to permanent housing. Transitional housing may take several forms, including group quarters with beds, single-family homes, and multi-family apartments. Transitional housing residents are usually provided supportive services to assist them to achieve greater economic independence and a permanent, stable living situation (often six months to two years).
430
5-22 | American Canyon Housing Element Background Report, Public Review Draft Supportive housing is defined as:
“housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community” (Government Code Section 65582(g)).

Supportive housing provides housing and social services for homeless individuals and families, people with disabilities, and special needs populations.

Similar to transitional housing, supportive housing may take several forms, including group quarters with beds, single-family homes, and multi-family apartments.

State law (Government Code Section 65583(c)(1)(C)(3)) requires cities and counties to permit transitional housing and supportive housing as a residential use subject only to the same restrictions that apply to other residential uses of the same type in the same zone. Supportive housing must also be permitted by right in zones where multi-family and mixed uses are permitted, subject to certain standards (Government Code Section 65651(a)).

The City amended the Zoning Ordinance on December 16, 2014, with subsequent amendments as recent as 2018, to allow transitional and supportive housing as permitted uses in zones allowing residential use, in accordance with state law, including adoption of the following definitions:

Transitional housing: a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing. A homeless person may live in a transitional dwelling for no less than six months while receiving supportive services that enable independent living.

Transitional housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zoning district.

Supportive housing: permanent rental housing that provides a range of support services designed to enable residents to maintain stable housing, improve his or her health status, lead fuller lives, and when possible, work in the community. Supportive housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zoning district.

AB 2162, which went into effect on January 1, 2019, allows supportive housing up to 50 units by-right in multi-family and mixed-use zones and precludes cities from imposing parking requirements on supportive housing developments located within one-half mile of a public transit stop.

Because AB 2162 imposes additional standards that were not required in 2018, the current ordinance is a constraint to the development of supportive housing. 431
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American Canyon Housing Element Background Report, Public Review Draft | 5-23 To achieve compliance, the City will update the Zoning Ordinance, as discussed in Program C.

The City’s standards are consistent with state law, and do not present a constraint to the development of transitional and supportive housing.

SINGLE-ROOM OCCUPANCY (SRO) UNITS
Single-room occupancy (SRO) units are not defined in state law, but under Housing Element law, cities must facilitate SROs as a form of housing for special needs populations (Government Code Section 65583(c)(1)). An SRO unit usually occupies between 200 to 350 square feet. SROs are an important source of affordable private housing for lower-income individuals, seniors, persons with disabilities, and formerly homeless people. The Zoning Ordinance defines SROs as:
“a type of group residential use where there are at least five single rooms with no more than two occupants in each unit that complies with the regulations in Section 19.10.160. The single rooms are habitable rooms that may have a bathroom and/or limited cooking facilities and are intended for combined living and dining purposes.”
SROs are allowed in the RH district.

Development Standards
Table 5-4 outlines residential development zoning standards. Table 5-5 outlines Watson Ranch Specific Plan zoning districts development standards. Table 5-6 outlines the Broadway District Specific Plan zoning district development 432
5-24 | American Canyon Housing Element Background Report, Public Review Draft Table 5-4: Citywide Development Standards
Zoning
Min. Lot
Area
(square
feet)
Front
Setback
(feet)
Side Setback, 1st
Story (feet)
Side
Setback, 2nd
Story (feet)
Street Side
Setback of
Corner Lot (feet)
Rear
Setback
(feet)
Max.

Height
(feet)
Max. Dwelling Units per Acre
(du/ac)
Max. Lot
Coverage
RE 43,560 10% of lot
depth
10% of lot width 10% of lot
width
10% of lot width 25% of
lot
depth
35 1 30%
RRH 20,000 30 15 ft. with no less
than 35 ft.
between homes
on adjoining
parcels
20 25 30 35 1 60% of approved
building envelope
RR-20000 20,000 20 10 10 10 20 35 2 30%
RR-10000 10,000 20 10 10 10 20 35 4 30%
RS-8000 8,000 15 5 8 10 20 35 6 40%
RS-6500 6,500 15 5 8 10 15 35 7 40%
RM 20,000 15 5 10 10 10 40 Per General Plan 50%
RH 20,000 20 5 10 10 10 40 Per General Plan 50%
RH-1 20,000 20 5 10 10 10 40 16 50%
RH-2 20,000 20 5 10 10 10 40 20 50%
RO See Underlying Zoning District standards
CC 1 acre 20 20 10 15 10 35 20 west of Broadway; 35 east of Broadway per General Plan
Policy 1.15.1
50% west of
Broadway, 60%
east of Broadway
CN 10,000 10 10 10 10 20 30 20 per General Plan Policy

1.14.1 50% west of
Broadway, 60%
east of Broadway
LI 20,000 20 5 10 15 10 40 Emergency Shelter per
Chapter 19.38
70%
REC N/A N/A N/A N/A N/A N/A N/A 1 Dwelling Unit permitted per ACMC Table 19.15.030
N/A
Source: American Canyon Municipal Code.
433
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-25 Table 5-5: Watson Ranch Specific Plan Development Standards Zoning
Min. Lot Area
(square feet)
Front
Setback
(feet)
Internal Lot
Setback
(feet)
Corner Lot Side
Setback – 2nd &
3rd Story (feet)
Corner Lot Covered
Porch Side Setback
(feet)
Rear
Setback
(feet)
Max.

Height
(feet) FAR
Max. Dwelling
Units per Acre
(du/ac)
Max. Lot
Coverage
MDR-12 3,200 15 5 10/15 6 15 35 0.7 12 55%
MDR-16 1,500 10 3 8/10 6 10 35 0.7 16 55%
HDR 20,000 15 10 15/15 10 10 40 1 Unlimited 50%
Source: American Canyon Municipal Code.

Table 5-6: Broadway Specific Plan
Zoning
Min.

Lot
Area
Setback
from
Broadway
(feet)
Side
Yard
Setback
(feet)
Side
Corner
Lot
Setback
(feet)
Front
Setback
(feet)
Rear
Setback
(feet) Max. Height (feet) FAR
Max.

Dwelling
Units per
Acre
(du/ac)
Max. Lot
Coverage
Open Space
Requirement
Downtown
Core
1 acre 30 10 15 10 24 feet when
setback at least 15
feet from a public
right-of- way
24 feet
when
setback at
least 15 feet
from a
public rightof- way
35 n/s Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Broadway
Residential
1 acre 30 10 15 . 10 24 feet when
setback at least 15
feet from a public
right-of-way.
42 feet when
setback 30 feet
from a public rightof-way.

0.7 - 55% Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Medium
Density
Residential
20,000
square
feet
15 10 15 10 40 1 - 50%
434
5-26 | American Canyon Housing Element Background Report, Public Review Draft Zoning
Min.

Lot
Area
Setback
from
Broadway
(feet)
Side
Yard
Setback
(feet)
Side
Corner
Lot
Setback
(feet)
Front
Setback
(feet)
Rear
Setback
(feet) Max. Height (feet) FAR
Max.

Dwelling
Units per
Acre
(du/ac)
Max. Lot
Coverage
Open Space
Requirement
Local
Serving
Mixed Use
1 acre 30 10 15 15 10 24 feet when
setback at least 15
feet from a public
right-of-way. 42
feet when setback
30 feet from a
public right-of-way
- 20 N/A Ground floor
Patios 100
square feet
minimum 8 feet
deep
Balconies 50
square feet
minimum 6 feet
deep
Business
Park
1 acre 30 10 15 15 10 24 feet when
setback at least 15
feet from a public
right-of-way.
42 feet when
setback 30 feet
from a public rightof-way
60% Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Southeast
Area
Specific Plan
20,000 5 feet,
1 story,
10 feet,
2 story
10 15 10 42 feet; 15 feet
accessory structure
- 18 50%
Source: American Canyon Municipal Code.
435
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-27 standards. The Specific Plans are each identified because they regulate development through different standards. The maximum height throughout the city ranges from 30 to 40 feet, which equates to a maximum of approximately two to four stories. Maximum lot coverage ranges from 30 to 60 percent.

Parking Standards
Parking increases the cost to build housing and may reduce potential density on a site because developers must reserve land for parking or build costly parking structures. According to the Terner Center for Housing Innovation at UC Berkeley, parking can cost $25,000 to $75,000 per space to construct.12 Requiring less parking not only reduces the project cost but allows more space to build housing units.

State Density Bonus law13 allows a reduced parking standard. This state affordable housing parking standard is 0.5 parking spaces per unit for affordable and senior housing development and no more than 0.3 parking spaces per unit for special needs housing development.

The Parking Code (Chapter 19.21) permits reductions in parking for several circumstances. These include:
• Alternate parking requirements for uses that demonstrate parking demand comparable to another use (ACMC Section 19.21.030(A.3)). • Parking shared with another use that generates parking needs primarily at different times, and that cooperatively establish and operate shared parking facilities (ACMC Section 19.21.030(B)).

The City’s parking requirements are summarized in Table 5-7. During stakeholder interviews14 conducted for this Housing Element update, developers commented that the City’s parking requirements are not prohibitive given the context of American Canyon as a car-dependent community. However, some developers expressed a need for decreased parking requirements for certain housing types, stating that in special circumstances, parking spaces were underutilized. The City will explore additional opportunities for reduced parking standards through Programs F, K, and N.
12 Terner Center for Housing Innovation at UC Berkeley, 2016. Available at:
http://ternercenter2.berkeley.edu/proforma/
13 Government Code Section 65915-65918 14 Market-rate and affordable housing developer stakeholder interview. March 14, 2022 436
5-28 | American Canyon Housing Element Background Report, Public Review Draft Table 5-7: Parking Standards by Residential Use
Types of Use Number of Required Parking Spaces
Single-family residential
Two-family residential
• 2 covered spaces
Multifamily residential
Accessory unit
• Studio: 1 covered space
• Unit with 1 bedroom: 1 covered, plus 0.5
uncovered spaces
• Unit with 2 or more bedrooms: 1 covered space
plus 1 uncovered space
• Plus 1 guest space per 4 units
Secondary unit (ADUs) • 1 space (covered or uncovered)
Mobilehome park • 1 covered space plus 1 uncovered space per unit, plus 0.5 guest spaces per unit
Senior citizen housing development • 1 space per 1.5 units Long term care facility • 1 space per 2 beds
Source: American Canyon Municipal Code.

Density Bonus
State Density Bonus Law (Government Code Section 65915-65918) requires the City to approve certain incentives to developers that provide affordable or senior housing. The amount of the density bonus is set on a sliding scale, based upon the percentage of affordable units at each income level, with a maximum density bonus of 50 percent.

Density bonus law also requires qualifying projects be provided up to three incentives or concessions. The number of required incentives or concessions is based on the percentage of affordable units in the project. An incentive or concession is defined as:
• A reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements;
• Approval of mixed-use zoning; or
• Other regulatory incentives or concessions which actually result in identifiable and financially sufficient cost reductions.

Chapter 19.27 of the City Zoning Ordinance was most recently updated to comply with state law in 2018. Since that time, Density Bonus Law has been amended. The City’s density bonus ordinance is not consistent with new changes to state Density Bonus Law in the following ways:
• The highest density bonus allowed is 35 percent, instead of 50 percent as required by state law.
• Parking requirements are higher than the maximums allowed by state law. Under current Density Bonus Law, qualifying projects are automatically eligible for a ratio or 1.5 spaces per each two- and three437 CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-29 bedroom unit, and no parking may be required for 100 percent affordable projects near transit stops and affordable senior housing projects. Other qualifying projects near transit are also eligible for reduced parking requirements.
• The number of concessions for which a project is eligible is based on a lower percentage of affordable units that the City’s code currently allows.

Programs C and P commits the City to updating the Zoning Ordinance to meet new standards in state law.

Inclusionary Housing Program
Inclusionary housing programs require a certain percentage of units in a marketrate development be designated as affordable units. American Canyon’s inclusionary housing program (Zoning Code Section 19.28.040) applies to rental and ownership projects containing 10 or more dwelling units when initial sales prices or rents will be affordable only to above moderate-income households.

In 2009, the Palmer/Sixth Street Properties vs. City of Los Angeles case prohibited inclusionary requirements on rental projects in California. To address this legal change, the City adopted a Housing Nexus Impact Fee in 2016. The Affordable Housing Nexus fee is assessed on new development as follows:
• A per square foot fee on each new apartment rental unit • A per square foot fee on each new ownership residential dwelling unit if constructing on-site affordable housing as part of the project is not financially feasible.
• A per square foot fee on each new nonresidential development Funds generated by the Affordable Housing Nexus fee are used for a variety of affordable housing programs that support needs identified in this Housing Element.

In 2017, the California Legislature passed 15 bills to facilitate all types of housing—especially affordable housing. Assembly Bill 1505 was signed into law September 29, 2017 and became effective January 1, 2018. AB 1505 superseded the Palmer decision, which allowed the City to reinstate inclusionary requirements on new rental projects. In October 2019, the City updated the Inclusionary Housing Ordinance to reinstate inclusionary requirements for rental projects.

In conjunction with reinstating inclusionary requirements, state law requires local jurisdictions to accommodate a wide variety of alternative measures to achieve affordable housing when inclusionary requirements are determined to be a barrier to affordable housing. The 2019 ordinance accommodates a wide range of alternatives.
438
5-30 | American Canyon Housing Element Background Report, Public Review Draft The program requires projects provide affordable units as follows:
• Ownership projects shall provide at least 10 percent of applicable project units at prices or rents affordable to low-income households.

Such inclusionary units may be either ownership units or rental units. • Rental projects shall provide at least five percent of applicable project units at prices or rents affordable to low-income households, and five percent affordable to very low-income households.
• Where an odd number of inclusionary units are required of a rental housing project, a larger number of units affordable to very low-income households shall be provided (e.g., if the inclusionary requirement equals three units, two shall be affordable to very low-income households and one shall be affordable to a low-income household). If only one inclusionary unit is required, such unit must be affordable to a very low-income household.

The program offers alternative methods for meeting the inclusionary housing requirement:
• The developer may provide a site for the construction of affordable housing in lieu of constructing inclusionary housing units. • Housing Nexus Fee: The developer may pay an in-lieu fee as an alternative when the construction of such units is infeasible.

In-lieu fees are deposited into the City’s housing fund and are used to provide housing affordable to very low- and low-income households (Zoning Ordinance Section 19.28-050).

During stakeholder interviews15 conducted for this Housing Element Update, market-rate housing developers commented that market-rate renters and home purchasers subsidize the cost of affordable housing. This subsidy drives up prices for market rate rents and home purchases. Additionally, developers suggested that affordable housing should not be provided by an inclusionary program (e.g., collecting a fee to fund affordable housing or infrastructure to support new housing for low-income residents).

The City of American Canyon’s inclusionary requirements are similar to other jurisdictions within Napa County. In response to developer concerns that inclusionary requirements are a barrier to providing market-rate housing, the city offers in-lieu fees and other alternatives to avoid over-burdening housing costs.

The City’s inclusionary requirements do not pose a constraint to residential development and are one of the key programs to assist in providing housing affordable to low- and moderate-income households. However, developers have suggested that there are policy changes that might provide more incentives to 15 Developer stakeholder roundtable. March 14, 2022
439
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-31 projects providing affordable units on site rather than paying the in-lieu fee.

Through Program V, the City will examine changes to the inclusionary program that would increase the supply of affordable housing.

Local Ordinances

MOBILEHOME PARK CONVERSION ORDINANCE
City Zoning Code Chapter 19.32 ensures that any proposed mobile home park conversion to any other use occurs consistent with these standards:
• adequate notice,
• evaluate social and fiscal impacts prior to consideration of a proposed conversion, and
• park residents are provided relocation and other assistance consistent with California Government Code Sections 65863.7 and 66427.4.

In addition, the conversion may also require City Council approval of a tentative subdivision map, design permit, and a use permit.

Mobile home parks provide a significant source of naturally occurring affordable housing, and their preservation ensures continued occupancy by lower-income households. This ordinance is not considered a constraint due to its protection of existing mobile home parks.

RENTAL HOUSING CONVERSION
Chapter 18.32 of the Subdivision Ordinance regulates of rental property condominium conversions.

The ordinance includes a variety of requirements. These include:
• building condition reports (Section 18.32.040)
• tenant notification (Section 18.32.050)
• tenant exclusive right to purchase (Section 18.32.050 (c)) • tentative map approval (Section 18.32.060)
• compliance with the Inclusionary Housing Ordinance (Section

18.32.090)
• payment of a fee of $5,000 per unit, which is deposited in the City’s housing fund.

The condominium conversion ordinance is intended to preserve rental housing and is therefore not a constraint to the development or preservation of affordable housing.

SENIOR HOUSING CONVERSION ORDINANCE
Senior housing projects are protected under Zoning Ordinance Chapter 19.34, Conversions of Senior Housing to Non-Senior Housing, which states that no senior housing project shall convert to a non-senior housing project unless the 440
5-32 | American Canyon Housing Element Background Report, Public Review Draft project first obtains a conversion permit. Conversion permits are approved by the Planning Commission, subject to a public hearing.

This ordinance provides additional protection for this housing for a special needs population to remain as such and not convert to market-rate housing.

HISTORIC PRESERVATION
There are no known designated historic resources in American Canyon that would constrain the development of housing throughout the city.

Housing for Persons with Disabilities
As discussed in Chapter X: Housing Needs Assessment, approximately 11.3 percent of American Canyon residents have a disability. Persons with disabilities have a wide range of housing needs which vary depending on severity and level of accessibility needed. Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. The City strives to create “barrier-free” housing, making housing more accessible to critical services and transit. American Canyon has several guidelines that it follows, such as the Federal Fair Housing Act and the California Building Code to increase accessibility and safety in housing developments.

DEFINITION OF FAMILY
Local jurisdictions may restrict access to housing for households that do not meet the jurisdiction’s definition for “family.” A restrictive definition of “family” that limits the number of individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not for housing families that are similarly sized or situated. The Zoning Ordinance defines “family” as “one or more individuals occupying a dwelling unit and living as a single household unit” (Section 19.04.030) This definition is not considered restrictive.

REASONABLE ACCOMMODATION PROCEDURES
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that a paved path of travel can be provided to residents who have mobility impairments.

The City adopted a reasonable accommodation ordinance (Chapter 19.52) in 2009, which contains a formal procedure for an individual with a disability seeking equal access to housing to request reasonable accommodation. 441
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-33 Requests for reasonable accommodation shall be made in a manner prescribed within this section.
• Requests for reasonable accommodation shall be submitted by completing the city of American Canyon Request for Reasonable Accommodation Form and submitting it to the community
development department and specifying the following information:
o Name and address of the individual(s) requesting reasonable accommodation
o Name, address and telephone number of the property owner(s) o Address of the property for which accommodation is requested o The current actual use of the property
o Description of the requested accommodation and the zoning code provision, regulation(s), policy or procedure for which accommodation is requested
o The basis for the claim that the individual is considered disabled under the acts; and
o Reason that the requested accommodation is necessary for the individual(s) with the disability to use and enjoy the dwelling. • If the project for which the request for reasonable accommodation is being made also requires some other discretionary approval (including, but not limited to, a conditional use permit, design review, general plan amendment, zoning change, annexation, etc.), then the applicant shall file the information required by this section together for concurrent review with the application for discretionary approval. • No application fee shall apply to a request for reasonable accommodation (unless the request is being made concurrently with an application for some other discretionary approval, in which case the applicant shall pay only the required application fee for the discretionary approval).
• Any information related to a disability status and identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection.
• A request for reasonable accommodation in regulations, policies, practices and procedures may be filed at any time that the accommodation may be necessary to ensure equal access to housing. A reasonable accommodation does not affect an individual’s obligations to comply with other applicable regulations not at issue in the requested accommodation.
• If an individual needs assistance in making the request for reasonable accommodation, the city will provide assistance to ensure that the process is accessible.
442
5-34 | American Canyon Housing Element Background Report, Public Review Draft A request for reasonable accommodation may be made by any person with a disability, their representative, or an entity, developer, or provider of housing for individuals with disabilities, when the application of a land use or zoning regulation, policy, practice, or procedure acts as a barrier to housing opportunities. Those requesting reasonable accommodation must complete the Request for Reasonable Accommodation Form and submit it to the Community Development Department. There is no fee to request a reasonable accommodation. Requests for reasonable accommodations are reviewed by the Community Development Director. The City’s reasonable accommodation procedure does not constrain a person’s equal access to housing.

Building Code
For new construction the City’s building department requires new housing to comply with the 1998 amendment to the Fair Housing Act, with multifamily development also subject to the Americans with Disabilities Act (ADFA) standards. These standards assure that all new apartment buildings are subject to requirements for unit “adaptability” on ground floor units. Adaptable units are built for easy conversion to disabled access, such as doorway and hallway widths, and added structural support in the bathroom to allow the addition of handrails.

In addition to land use controls, local building codes also affect the cost of housing. While the incorporation of these measures may raise the cost of construction, these standards are necessary to prevent much more costly damage related to a potential seismic or fire episode. No restrictions or amendments were adopted that are more restrictive than California law, however, inherently, anything that adds to the cost of housing is a constraint to housing. Enforcement of the CBC is required by California law and does not constrain the production or improvement of housing. The City adopted the following state building codes:
• 2019 California Building Code (Volumes 1 and 2)
• 2019 California Residential Code
• 2019 California Electrical Code
• 2019 California Plumbing Code
• 2019 California Mechanical Code
• 2019 California Energy Code
• 2019 California Green Building Standards Code (CalGreen) (no CalGreen tiers are adopted locally)
Code Enforcement staff respond to complaints regarding Zoning Ordinance violations which affect the safety, quality of life, and appearance of the City.

Code enforcement practices are a regular function of cities and are not generally considered a constraint to the development of housing. However, code enforcement practices may create a burden for lower-income households if they 443
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-35 are required to rehabilitate their homes to bring them into compliance with the code. Program I will direct funds to low-cost rehabilitation loan programs for lower-income homeowners.

ENERGY CONSERVATION
As stated above, the city of American Canyon has adopted the 2019 California Energy Code. In 2012, the City adopted the Energy Efficiency Climate Action Plan.16 The plan provides feasible strategies and measures that cost-effectively reduce energy use and energy-related greenhouse gas emissions in both municipal operations and across the community. The General Plan update underway at the time of adoption of this Housing Element will include new energy conservation strategies consistent with state law.

On and Off-Site Improvements
In most areas of the city, all utilities, such as sewer lines, water lines, stormwater mains, natural gas, and electrical service exist along at least one side of each street. Few infill parcels would require significant upgrade or extension of utilities to serve a development site. In areas where curbs, gutters, sidewalks, improved streets, and utilities exist, it is likely that off-site improvements would not be required. In unimproved areas, the City would typically require installation of utilities, curbs, gutters, and sidewalks, and upgrading the facing street to the centerline to City standards.17
American Canyon is not an entitlement jurisdiction. Thus, the City must compete for limited Community Development Block Grant (CDGB) funds. In the case of the 70-unit Valley View Affordable Seniors Housing Project, a wastewater main needed to be upgraded to serve the project. The City was successful in obtaining a $1 million CDBG grant to fund the wastewater main upgrade project.

In stakeholder interviews conducted for this Housing Element Update, affordable and market-rate developers reported that required infrastructure improvements constrain housing by adding cost, and participants suggested funding infrastructure through other means.

Under Program O, the City would apply for Community Development Block Grant funds that could offset the cost of on- and off-site improvements for affordable housing.
16 American Canyon Energy Efficiency Climate Action Plan, 2012. Accessed:
https://www.cityofamericancanyon.org/home/showpublisheddocument/5024/637123541056170000 17 City of American Canyon Housing Element, 2015. https://lf.cityofamericancanyon.org/WebLink/DocView.aspx?id=46458&dbid=1&repo=AmericanCanyon 444
5-36 | American Canyon Housing Element Background Report, Public Review Draft Fees
The City requires a variety of fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are necessary to meet City service and environmental standards, they can have a substantial impact on the cost of housing, particularly affordable housing.

In stakeholder interviews conducted for this Housing Element Update with affordable and market-rate developers working in American Canyon and nearby cities, the cost of fees was not reported to be prohibitive to building housing.

Rather, the overall cost of construction and the limited funds available for affordable housing were more of a constraint. Affordable housing in-lieu fees, as discussed above, were reported to be a constraint to developing affordable market-rate housing, in that market-rate units in the same development subsidize the cost of providing units or paying the fee.

In the case of the 66-unit Napa Cove affordable housing project, the City supported the applicant with their California Tax Credit Allocation Committee (TCAC) funding application. The City also streamlined the development application review to just a few weeks, and supported the applicant’s application for project-based vouchers. Reducing processing time and bringing “outside” funding for affordable housing augments the limited housing nexus fees and inclusionary housing from other residential projects.

Program U would help alleviate the impact of fees on the provision of affordable housing, by providing fee deferrals or fee reductions, or using the Affordable Housing Fund to subsidize fees, as appropriate.

DEVELOPMENT FEES
Development fees (sometimes referred to as “impact” fees) are required to offset the cost of provision of public services such as: traffic, park, water and sewer capacity, civic facilities, and affordable housing (see Inclusionary Housing Program, above). Other agencies that are independent from the City collect impact fees. These include the American Canyon Fire Protection District, and State-mandated school impact fees.

The City’s most recent Affordable Housing Nexus Study18 analyzed four residential development prototypes and identified the associated development impact fees collected by the city for all sources plus outside agencies (i.e.: Fire District and School District) (Table 5-8). The estimations show that per unit, apartments (“stacked flat apartment”) have the lowest per-unit fees, at $21,899, followed by townhomes at $36,448. However, by total cost for 100 units, a townhome has the lowest fees, at $3,644,800. For the four prototypes, the 18 City of American Canyon, Affordable Housing Nexus Study Background Report, 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/7925/637121856997970000 445
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-37 development fees make up 7.3 to 13.9 percent of the total development cost.

Comparatively, in Napa County, based on a 2,800 square foot single-family home, the total development fees would amount to $45,322 per unit, or $16.19 per square foot. This represents a less than six percent of the average construction cost of $784,000.19 The County fee percentage of the total development costs is smaller than the 8.5 percent cost for the same size singlefamily home in American Canyon. However, homes in the County often do not have access to urban services that are disproportionately needed by lowerincome residents. These typically include a lack of essential potable water and sewer services that must be provided at higher cost with on-site well and septic system. Other urban services not generally available in the unincorporated County that are available in American Canyon include proximate access to public transit, parks, and civic facilities. Considering the City of American Canyon provides additional services disproportionately needed by lower-income residents, the residential impact fees are comparable to Napa County. 19 Napa County 2022 Housing Element Public Draft.
https://www.countyofnapa.org/DocumentCenter/View/25221/Public-Review-Draft-Napa-County-HousingElement-Update-6-9-22?bidId= 446
5-38 | American Canyon Housing Element Background Report, Public Review Draft Table 5-8: Development Fees
Fee
Large Lot
Single
Family
Small Lot
Single
Family Townhouse
Stacked Flat
Apartments
Prototype Square Footage 321,000 268,000 140,000 181,100 Units 100 100 100 100
School Fees $1,373,880 $1,147,040 $599,200 $0
Water Capacity Fees $1,246,200 $1,246,200 $1,246,200 $1,620,000 Wastewater Capacity Fees $801,600 $801,600 $801,600 $1,042,000 Traffic Mitigation Fee $439,400 $439,400 $439,400 $26.96 Parks and Rec Fee $439,400 $439,400 $439,400 $878,800
Fire Facilities Impact Fee $65,805 $54,940 $28,700 $50,326 General Plan Update Fee $6,800 $6,800 $6,800 $13,600
Total Fees (% of total
development cost)
$4,456,585
(8.5%)
$4,218,880
(9.5%)
$3,644,800
(13.9%)
$4,379,726
(7.3%)
Total Development Fees
Cost
$52,701,709 $44,533,63
2 $26,167,570 $60,405,582
Total Fees Per Unit $44,566 $42,189 $36,448 $21,899
Total Development Fees
Cost/Unit
$527,017 $445,336 $261,676 $302,028
Total Fees Per Net Sq. Ft. $13.88 $15.74 $26.03 $24.18
Total Estimated
Development Fees Cost/
Sq. Ft.
$164.00 $166.00 $187.00 $334.00
1 Assumes 2,000 square feet per single family unit
2 Assumes 1300 square feet per townhome unit
3 Assumes 800 square feet per multifamily unit
4Assumes 500 square feet pre ADU
5SFD = ITE Code 210 (9.52 trips/day)
6MFD = ITE Code 221 (5.44 trips/day)
7Townhome = ITE Code 220 (6.65 trips/day)
Source: American Canyon, 2022.

Source: City of American Canyon.

BUILDING PERMIT FEES
Table 5-9 summarizes the City’s building permit fees for single family and multifamily development. Normally, permit fees would have a minimal impact on housing costs because most the fees are flat rate charges, not per unit charges, and can be spread over the entire development. 447
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-39 Table 5-9: Residential Building Permit Fees
Applications Fee
Building Permit – Single Family & New Construction
1-1,500 square feet $1,533
1,501-3,000 $1,952
3,001-4,500 $2,349
4,501-6,000 $3,178
6,001 + square feet- additional
time per 200 square feet
$113
Electrical Permit $45
Mechanical Permit $45
Building Permit Issuance $30
Building Permit – Multifamily & New Construction
1-5,000 square feet $2,317
5,001-10,000 $3,136
10,001-15,000 $4,656
15,001-30,000 $6,262
30,001-50,000 $8.480
50,001 + square feet- Additional
time per 5,000 square feet
$692
Other Inspections and Fees (including inspection of fire sprinkler systems) Inspections outside of normal
business hours
$312 minimum, plus the hourly rate of the Building
Inspector I and II for each additional hour over 2
hours
Re-inspection fees $139 minimum, plus the hourly rate of the Building Inspector I and II for each additional hour over 1 hour Inspection for which no fees are
specifically indicated
$139 (hourly rate)
Source: City of American Canyon 2021-2022 Fee Schedule.

PLANNING FEES
Planning fees that cover the cost of reviewing and approving the entitlement plans. Once the entitlement is approved, there are planning fees to review and inspect the construction. Fees are charged to cover the costs of City staff review and processing of applications and permits related to housing development. A project’s application fees are estimated upon submittal, and the developer pays a deposit covering the estimate. Actual staff time spent on the project is then deducted from the deposit amount, and any unspent remainder is refunded.

Typical fees for housing projects are listed in Table 5-10. 448
5-40 | American Canyon Housing Element Background Report, Public Review Draft Table 5-10: Residential Planning Permit Fees
Applications Fee
Planning Approvals
Design Permit, director review $3,549
Design Permit, Planning Commission review $7,799
Major Conditional Use Permit $7,799
Minor Conditional Use Permit $1,974
Other
Pre-application $813
Variance $1,827
Minor Variation $1,283
Minor Modification $1,935
Pre-zoning/Rezoning $3,578
Zoning Ordinance Amendment $8,008
General Plan Amendment $8,008
Specific Plan Amendment $7,179
Temporary Trailer Permit $99
Zoning Clearance $66
Planning Plan Check (General) $174
Classifications of Use $158
Land Divisions
Parcel map $3,436
Tentative subdivision map $7,832
Lot line adjustment $1,753
Lot merger $3,426
Reversion to acreage map $1,753
Map extension $987
Final map review $365
Environmental Review
Categorical Exemption $132
Initial Study $13,893
CEQA Document Administration and Review $7,717
Mitigation Monitoring $1,458
Source: City of American Canyon 2021-2022 Fee Schedule. 449
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American Canyon Housing Element Background Report, Public Review Draft | 5-41 Processing and Permit Procedures
The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately reflected in the selling price of the home. The City Council and Planning Commission govern the review process in American Canyon, or depending on the project, it might be reviewed by the Community Development Director.

PERMIT TYPES
There are two basic development permits in the City of American Canyon, and any new development is subject to one or the other, but never both for the same project.

Residential development is considered “by-right” in Residential zoning districts.

The time frames, procedures, and application fees for processing both Design Permits and Conditional Use Permits are identical. The major differences are in the required findings and the fact that the Planning Commission may waive or modify development standards as a part of the Use Permit process, but a Design Permit must adhere to the development standards of the underlying Zoning District unless a Density Bonus is a part of the applicant’s request.

Conditional Use Permit
In the Community Commercial and Neighborhood Commercial Districts, a Conditional Use Permit is required for farm employee housing. For projects that require a Conditional Use Permit, the following findings are required to receive approval from the planning commission:

1. The proposed use is consistent with the policies and programs of the general plan and any applicable master or specific plan.

2. The proposed use is consistent with the purpose(s) and standards of the applicable zoning district(s).

3. The proposed use complies with applicable policies of the Napa County Airport land use compatibility plan

4. The project site is physically suitable for the type and intensity of land use being proposed.

5. The proposed use will not be a nuisance or materially detrimental to the general health, safety, and welfare of the public or to property and residents in the vicinity.

6. The site for the proposed use has adequate access, and meets parking and circulation standards and criteria.

7. There are adequate provisions for water and sanitary services, and other public utilities to ensure that the proposed use would not be detrimental to public health and safety.
450
5-42 | American Canyon Housing Element Background Report, Public Review Draft Findings 4 and 5 are considered a constraint to the development of farm employee housing due to the subjective nature of the requirements, and therefore, ability for bias to impact the outcome of the Planning Commission’s decision. Through Program C, the city would adopt changes to the Zoning Ordinance to allow farm employee housing to be approved with a Design Permit, rather than a Conditional Use Permit, to limit discretion in the review and approval of housing development applications.

Design Permit
A Design Permit is required for any new structures, except individual singlefamily detached dwellingsthat are not part of a new subdivision. However, when a builder constructs three or more single-family dwellings in a single subdivision in one year, or on a single block in one year if the lots are not located within a subdivision, the dwelling units shall be subject to approval of a Design Permit.

Additionally, any alteration of a residentially zoned parcel over one acre is subject to a Design Permit.

Design Permits for two-family dwellings and multi-family projects with fewer than five units are approved by the Community Development Director. Public hearings are not required. Planning Commission approval of a Design Permit (Chapter 19.41 of the Zoning Code) is required for any multifamily dwellings of five or more units in the Residential Medium and Residential High Districts.

The following areas of design shall be considered in reviewing design permits:

A. Site Planning.

1. Appropriateness of setbacks, site coverage, building heights, and outdoor use areas,

2. Adequacy of parking, and vehicular and pedestrian circulation,

3. Relationship to abutting or adjacent sites and land uses; minimization of impacts on residential districts,

4. Preservation of natural site amenities,

5. Use of landscaping, outdoor lighting, and outdoor furniture,

6. Usability of public and private open spaces.

B. Structural Design.

1. Scale, mass, bulk, and proportions,

2. Compatibility with the desirable qualities of the area and/or streetscape,

3. Compatibility of building materials and detailing for all structures,

4. Relationship to other structures and accessory elements on a site,

5. Screening of utility and mechanical facilities,

6. Design of fences and walls,
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American Canyon Housing Element Background Report, Public Review Draft | 5-43

7. Use of architectural elements that contribute to visual interest and variety, including variation to wall planes, multiple roof lines and defined entries. (Ord. 2001-02 § 1, 2001)

8. Approval of a Design Permit application may be granted by the appropriate decision-making authority only if all of the following findings are made (Section 19.41.050):

A. The project complies with all applicable provisions of the Zoning Ordinance and any applicable approvals granted for the project by any decision making authority.

B. The project and its design complies with any applicable design guidelines.

C. The project and its design complies with all applicable general plan policies.

D. The project complies with applicable policies of the Napa County Airport land use compatibility plan.

E. The project’s quality and character are compatible with the surrounding area, unless physically deteriorated or blighted, and will not be materially detrimental to existing development.

F. The proposed design is compatible with existing development in the area in terms of scale, height, bulk, proportion, materials, cohesiveness, color, and the preservation of privacy.

G. The design improves the community’s appearance by avoiding both excessive variety and monotonous repetition.

H. The proposed design promotes a harmonious transition in terms of scale and character between areas of different general plan land use designations and zoning districts.

I. The proposed design provides for adequate and safe on-site vehicular and pedestrian circulation. (Ord. 2010-03 § 3, 2010; Ord. 2001-02 § 1, 2001)
Requirements such as “compatible with existing development,” “improves the community’s appearance,” and “harmonious transition,” may allow for bias in the interpretation of the design guidelines, and therefore are considered a constraint to housing. Through Program C, the city would adopt changes to the Zoning Ordinance to limit subjectivity in the review and approval of housing development applications.

Timing
The time between application submittal and project approval varies depending on the magnitude and complexity of the development proposal. Factors that can affect the length of development review on a proposed project include a requirement to hold a public hearing, the level of environmental review required, and the completeness of the application submittal. The Permit 452
5-44 | American Canyon Housing Element Background Report, Public Review Draft Streamlining Act governs the processing time for all planning applications in any jurisdiction. In American Canyon, the average time between project approval and requests for building permits is typically three to six months but varies by type of project. Single-family homes usually experience the least delay (two to four months). Multi-family housing construction tends to be more complex and usually requires more time between entitlement and building permit issuance (six to 12 months).

In stakeholder interviews conducted for this Housing Element update,20 developers reported lack of funding for affordable housing being a greater constraint than City processes.

Non-Governmental Constraints
Many factors affecting housing costs are related to the larger housing market.

Land costs, construction costs, and labor costs all contribute to the cost of housing and can hinder the production of affordable housing. Additionally, the availability of financing can limit access to homeownership for some low-income households.

Housing Market and Affordability
A variety of factors impact housing costs and can provide barriers for potential homeowners. For example, market forces on the economy and the subsequent effects on the construction industry may act as a barrier to housing production.21 Since the 2008 recession, national construction costs for multifamily projects rose by 25 percent. This dramatic rise in construction costs can make a project financially infeasible.22 While economic recessions can result in lower sales volumes and therefore prices,23 the COVID-19 pandemic created a global economic recession which had a unique impact on the housing market than typical recessions in the past. Lower interest rates and households spending more time at home created a demand for housing, and homeowners were more reluctant to list their home during a pandemic.24 Low inventory and associated high home prices made it difficult for lowerincome or first-time homebuyers to purchase homes entering the market 20 Stakeholder interviews, March 14, 2022
21 National Association of Home Builders. Material Cost Affect Housing Affordability. https://www.nahb.org/advocacy/top-priorities/material-costs 22 Terner Center for Housing Innovation, The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California. 2020. https://ternercenter.berkeley.edu/wpcontent/uploads/2020/08/Hard_Construction_Costs_March_2020.pdf 23 Joint Center for Housing Studies of Harvard University. Past Recessions Might Offer Lessons on the Impact of COVID-19 on Housing Markets. https://www.jchs.harvard.edu/blog/past-recessions-might-offer-lessonson-the-impact-of-covid-19-on-housing-markets] 24 Anenberg, E and Ringo, D. Housing Market Tightness During COVID-19: Increased Demand of Reduced Supply? Board of Governors Federal Reserve. July 8, 2021. https://www.federalreserve.gov/econres/notes/feds-notes/housing-market-tightness-during-covid-19- increased-demand-or-reduced-supply-20210708.htm
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American Canyon Housing Element Background Report, Public Review Draft | 5-45 According to Zillow, the typical home value of homes in American Canyon is $806,879 (as of July 2022). This value represents a 15.01 percent increase over the past year.
25 This price increase is considered a constraint to purchasing a home. However, it is generally consistent with regional price increases. In Napa County, the median home value in July 2022 was $931,000. This is a 12.8 percent increase over the last year.26 As discussed in the Housing Needs Assessment, American Canyon has the lowest typical home value compared to other jurisdictions in the county and is lower than the countywide average home value. (Table 5-11)
Under Program T, the City will apply for funds to help first-time or lower-income homebuyers purchase a home.

Table 5-11: Median Home Value Comparisons, 2016-2022
Jurisdiction/Region
Median Home
Value 2016
Median Home
Value 2022
Percent
Increase
Vallejo $352,000 $585,199 39%
American Canyon $517,000 $778,216 34%
Napa $638,000 $900,065 29%
Napa Metro $642,000 $910,270 29%
Source: Zillow.com 2022.

Construction Costs
Construction costs depend on several factors: type of construction, custom versus tract development, cost of materials, site conditions, finishing details, amenities, size, and structural configuration
The California Construction Cost Index (CCCI) is based on the Building Cost Index (BCI). These indices provide average estimates for San Francisco and Los Angeles only and are produced by the Engineering News Record (ENR). According to the CCCI, construction costs have risen 24 percent in California since June 2016.27 Housing prices are influenced partly by the types of construction materials used.

Homes in American Canyon are generally wood frame construction, finished with stucco, wood siding, or shingles. This type of construction is the least expensive conventional method—brick, stone, and concrete block are more costly. Composition shingle and built-up roofs, which are found on a large share of the community’s homes, are also the least expensive, followed by wood shingle, wood shake, concrete tile, metal tile, and clay tile.

Hard construction costs have climbed statewide, but they are the most expensive and have risen most dramatically in the San Francisco Bay Area. While 25 https://www.zillow.com/american-canyon-ca/home-values/ 26 https://www.zillow.com/napa-county-ca/home-values/ 27 DGS California Construction Cost Index CCCI. 2021. https://www.dgs.ca.gov/RESD/Resources/PageContent/Real-Estate-Services-Division-Resources-List-Folder/DGS-California-Construction-Cost-Index-CCCI 454
5-46 | American Canyon Housing Element Background Report, Public Review Draft normalized statewide costs increased 25 percent between 2008-2009 and 2018, costs for projects in the Bay Area rose 119 percent over the same period, reaching more than $380 per square foot in 2018. A number of factors are likely contributing to the rapid escalation of construction costs in the Bay Area. For one, wages are higher in the region, reflecting higher costs of living. In 2018, the San Francisco and San Jose Metropolitan Statistical Areas had the two highest hourly median wages in the state, which could contribute to comparatively higher construction costs overall.28
According to the California Homebuilding Foundation, formerly the Construction Industry Research Board, construction costs on lots with steep slopes or other environmental constraints can run as high as $425,000 for a 1,700-square foot home ($250 or more per square foot).

AFFORDABILITY GAP
The affordability gap refers to the capital subsidy required to develop housing affordable to families at various income levels. The most recent Residential Nexus Analysis for American Canyon was completed 2016, American Canyon completed a Residential Nexus Analysis. The affordability gap analysis compares the cost of developing housing in the City to the amount very low-, low-, and moderate-income households can afford to pay for housing. According to the analysis (Table 5-12, there are significant affordability gaps for all prototypes for very low- and low-income households, which shows that cost of construction is a constraint to the development of affordable housing. Given the relatively high median income for Napa County, there are no gaps for some unit sizes and prototypes at the moderate-income level. 29
Table 5-12: Development Affordability Gap
Income Large Lot SFD Small Lot SFD Townhome Apartment
Very Low Income $385,700 $306,400 $135,500 $234,800
Low Income $309,700 $231,300 $65,100 $209,500
Moderate Income $88,200 $12,300 ($139,500) $82,500
Source: American Canyon Affordable Housing Nexus Study: Background Report, 2016 Table 5-13 provides more detail on the development costs associated with the four selected prototypes, as well as the market rate sale prices as of 2015. 28 A number of factors are likely contributing to the rapid escalation of construction costs in the Bay Area.

For one, wages are higher in the region, reflecting higher costs of living.23 In 2018, the San Francisco and San Jose Metropolitan Statistical Areas had the two highest hourly median wages in the state, which could contribute to comparatively higher construction costs overall. 29 American Canyon Affordable Housing Nexs Study. 2014. https://www.cityofamericancanyon.org/home/showpublisheddocument/7925/637121856997970000 455
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American Canyon Housing Element Background Report, Public Review Draft | 5-47 Table 5-13: Development Costs and Sale Prices in American Canyon Prototype
Avg.

Square
Feet
Units
per
acre
Land Sq.

Ft. Units
Total Costs
Total/Per
Unit
Average
Sale
Price/Rent
(2014)
Large Lot
SFD
3,210 4.3 1,013,023 100 $52,701,709/
$527,017
$530,000
$165/SF
Small Lot
SFD
2,680 5.5 2,680 100 $44,533,632/
$445,336
$454,000
$169/SF
Townhomes 1,400 15.0 1,400 100 $26,167,570/
$261,676
$269,000
$192/SF
Stacked Flat
Apartments
906 22.0 906 200 $60,405,582/
$302,028
$2,000/Mo.
$2.20/SF/Mo.

Source: American Canyon Affordable Housing Nexus Study: Background Report, 2016 Cost of Land
Developable land is expensive throughout the Bay Area. Higher land costs mean that projects must be able to fetch high sales prices or rents to justify the high cost of purchasing land. These factors often push developers to build housing projects with high sales and rent prices to maximize the developer’s return on investment. Land costs are affected by such factors as zoning density, the availability of infrastructure, the existence of environmental constraints, and the relative supply of similar land available for development.

Based on a review of undeveloped properties listed for sale in April 2022, asking prices for vacant single-family lots in American Canyon ranged from $118,000 to $1,149,000 per acre.30 Vacant land zoned for multi-family use is scarce and typically more expensive per acre than vacant land zoned for single-family residential use. As the city becomes increasingly built out and future development becomes more reliant upon the acquisition of underutilized parcels and demolition of existing structures, the cost of a finished residential site will increase.

The cost of residential land in the American Canyon area has been relatively low in comparison to the greater Bay Area market. However, land values have started to rise such that they are comparable to Vallejo and Vacaville. Land cost is not a significant constraint to developing housing in American Canyon but all costs constrain the development of affordable housing. Implementation of Program O would allow the use of City funding to offset the cost of land acquisition for affordable housing development.
30 https://www.loopnet.com/search/commercial-real-estate/american-canyon-ca/for-sale/ Accessed April, 2022.
456
5-48 | American Canyon Housing Element Background Report, Public Review Draft Availability of Mortgage and Rehabilitation Financing
The availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary purpose of this review of lending activity is to determine whether home financing is accessible to residents of American Canyon. The data presented in this section include the disposition of loan applications submitted to financial institutions for home mortgages, home improvement, and refinance loans in American Canyon. (Table 5-14)
According to HDMA data from 2017, approximately 11 percent of Federal Housing Administration (FHA), Farm Service Agency (FSA) or Rural Housing Service (RHA) and VA loans, and 16 percent of conventional home purchase loans were denied by the financial institution. Eight percent of refinancing loans and 18 percent of home improvement loans were denied.31 In Napa County, the highest loan origination rates tend to be in the more urbanized southern areas, either in and around the City of Napa and American Canyon or along the 101 corridor in Sonoma County. The rural areas of Napa County have the lowest loan origination rates. The census tract with the highest rate of loan originations in the county (over 125 per 1,000 units) includes eastern portions of American Canyon and the City of Napa. There does not appear to be any correlation between race/ethnicity and loan origination rates in Unincorporated Napa County.32
Due to the relatively low percentage of denials, this is not considered a constraint.
31 Source: Home Mortgage Disclosure Act, MSA/MD Aggregate Reports 32 Public Review Draft, Napa County Housing Element. Accessed June 2022. https://www.countyofnapa.org/DocumentCenter/View/25221/Public-Review-Draft-Napa-County-HousingElement-Update-6-9-22?bidId= 457
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American Canyon Housing Element Background Report, Public Review Draft | 5-49 Table 5-14: Disposition of Loan Applications in 2017 for American Canyon, 2017 Action Taken
Home Purchase Loans
FHA, FSA/RHS & VA Conventional Refinancing Home Improvement Number Amount Number Amount Number Amount Number Amount Loans Originated 4 (45%) $1,396,000 26 (53%) $7,862,000 269 (57%) $92,315,000 147 (51%) $59,625,000 Application Approved but not
Accepted 1 (11%) $424,000 1 (2%) $15,000 20 (42%) $7,359,000 12 (4%) $4,516,000 Application Denied by Financial
Institution
1 (11%) $304,000 8 (16%) $612,000 4 (8%) $1,505,000 51 (18%) $11,141,000 Application Withdrawn by
Applicant 3 (33%) $1,010,000 8 (16%) $2,835 108 (23%) $31,166,000 25 (7%) $7,957,000 File Closed for Incompleteness 0 - 4 (8%) $420,000 45 (9%) $14,946,000 15 (5%) $2,776,000 Loan purchased by the
Institution
0 - 2 (4%) $515,000 30 (6%) $11,138,000 39 (13%) $16,925,000 Total Applications Received 9 $2,893,000 49 $122,259,000 476 $193,625,000 289 102,940,000 Source: Federal Financial Institutions Examination Council Home Mortgage Disclosure Act Data Browser 458
5-50 | American Canyon Housing Element Background Report, Public Review Draft NIMBYism
“Not In My Backyard” (NIMBYism) is a social and political movement that opposes housing or commercial development in local communities. NIMBY complaints often target new affordable housing, with reasons including traffic concerns, environmental concerns, preservation of neighborhood character, and, in some cases, thinly veiled racism. NIMBY objections to housing development can add time and cost to developments, and lawsuits add legal costs and risk.33 Strong enough objections can result in developers withdrawing a project or redesigning it to be smaller and less dense.34 Fortunately, American Canyon residents have been supportive of new housing. Staff works closely with the community on new residential projects. As a result, there are no known instances where resident concerns were so significant that a developer withdrew a residential project.

Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing. Environmental issues range from the availability of water to the suitability of land for development due to potential exposure to seismic, flooding, wildfire, and other hazards. If not properly recognized and accommodated in residential design, these environmental features could potentially endanger lives and property.

Environmental factors could pose a housing constraint if they have the potential to limit the density and location of housing and can greatly impact the feasibility and cost of development. The city is located to the east of the Napa River and adjacent estuary site. This river has been prone to flooding in the past, which has affected some of the adjacent cities and county developments. Although flooding has been an issue for American Canyon for these areas adjacent to the Napa River and estuary, recently built neighborhoods have been constructed outside of the flood hazard areas, and none of the vacant or underutilized sites in the Housing Element Sites Inventory are within a flood hazard area.

Federal and State Environmental Protection
Regulations
Federal and state regulations require an environmental review of proposed discretionary projects (e.g., subdivision maps, use permits, etc.). Fees charged by local government agencies and private consultants to reimburse the cost to 33 Tim Iglesias, Managing Local Opposition to Affordable Housing: A New Approach to NIMBY, 12 J.

Affordable Housing 78, 81 (Fall 2002)
34 California Public Interest Law Project, Affordable Housing Law Project (PILP), California Housing Element Manual (3rd Ed. 2013) at p.2, available at: http://pilpca.org/wpcontent/uploads/2013/11/CaliforniaHousing-Element-Manual-3rd-Ed.-November-2013.pdf 459
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American Canyon Housing Element Background Report, Public Review Draft | 5-51 complete the environmental analysis are passed on to the consumer as part of the cost to build new housing. However, these costs ensure regulations are satisfied, help preserve the environment, and ensure safe and sound housing for American Canyon residents.

Regional plans and programs related to public safety included the State Seismic Hazards Mapping Act, California Environmental Quality Act (CEQA) Statute and Guidelines, California Noise Insulation Standards (Title 24), and the Federal Emergency Management Agency (FEMA) Flood Insurance Program, among others. Pursuant to CEQA, residential development that requires discretionary approval from the City also requires environmental review concurrent with the approval process. The preparation, review, and certification of CEQA documents may add time to the development process and is therefore considered a constraint to the development of housing. However, most of American Canyon’s vacant, developable land has already been reviewed by a Program Environmental Impact Report (PEIR) consistent with CEQA through the Specific Plan process. A PEIR streamlines the environmental review process for subsequent residential projects because the environmental mitigation measures have already been evaluated and identified. Other projects that deviate from what is contemplated in the specific plans may tier off existing CEQA documents.

Pursuant to state law, in conjunction with incorporated jurisdictions and Fire District agencies, Napa County developed and adopted the Napa County MultiJurisdictional Hazard Mitigation Plan (MJHMP) in 2020. This plan addresses hazard vulnerabilities from natural and human-caused hazards, including flooding, drought, wildfire, landslides, severe weather, terrorism, cyber threats, pandemic, and the impact of climate change on hazards, as well as other hazards. While mitigation measures identified in the MJHMP are necessary to reduce the level of injury, property damage, and community disruption that might otherwise result from such events, requirements may be a constraint to housing development. For example, fire-resistance housing construction features, , wider building setbacks, and fire-resistive landscape buffers in fire hazard zones, building setbacks from earthquake or landslide areas may increase costs of development and limit available land. Many of these requirements are mandated by state law, and while they increase housing costs, will save lives and property.

Geologic and Seismic Hazards
American Canyon is bisected by West Napa fault line, which runs diagonally from the northwest to southeast corner of the city. Like many communities in the Bay Area, the potential of significant seismic activity caused by earthquake can influence development patterns including the location of where residential housing may be placed. The West Napa Fault is within American Canyon city limits, while the Concord-Green Valley and Rogers Creek Faults are within 10 460
5-52 | American Canyon Housing Element Background Report, Public Review Draft miles. The probability of one or more earthquakes of magnitude 6.7 (Richter scale) or higher occurring in the project area has been evaluated by the U.S.

Geological Survey (USGS). Based on the results of the USGS evaluation, there is a 63 percent likelihood that such a major earthquake event will occur in the Bay Area between 2022 and 2036.

Several of the regional faults can cause liquefaction. The General Plan Geology Element notes that only limited portions of the planning area are at risk of liquefaction because most of the city is underlain by bedrock. The Geology Element contains policies intended to avoid growth in areas with liquefaction risk, when possible. For development to occur in areas of liquefaction risk, that risk must be mitigated. As noted in the Geology Element, the potential for landslides is present within City limits, and policies require projects in areas where there is a risk of landslide to contain mitigation measures. Generally, projects at risk are on land with 10 percent or greater grade. Construction on sloped sites is typically more expensive than on flat sites throughout the state.

While the risk of seismic hazards requires increased safety measures to be built into developments, these requirements are necessary and established across the state. Therefore, seismic hazards are not considered a constraint to the development of housing. Additionally, the General Plan update anticipated to be completed in 2023 will include an update to the Safety Element, which will further identify and mitigate the seismic risk to residential development.

Wildfire
Wildfire risk is indicated by presence in an area determined by the California Board of Forestry and Fire Protection (CalFire) to be high-risk. State Responsibility Areas are those where CalFire is the primary emergency response agency responsible for fire suppression and prevention. CalFire is also required to classify the severity of fire hazards based on vegetation, topography, climate and other risk factors. Those areas are classified as moderate to very high Fire Hazard Severity Zones (FHSZs).

Small portions of American Canyon are located within FHSZs. The undeveloped northeast corner of the city is in a moderate FHSZ, and the area east of Newell Drive is a high FHSZ. There are no State Responsibility Areas (SRA), or land where the State of California is financially responsible for the prevention and suppression of wildfires within the city boundaries.

Flood Hazards
FEMA maintains and updates data through flood maps and risk assessments.

Flood maps show how likely it is for an area to flood. Any place with a one percent chance or higher chance of experiencing a flood each year is considered to have a high risk. Those areas have at least a one-in-four chance of flooding 461
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American Canyon Housing Element Background Report, Public Review Draft | 5-53 during a 30-year period. In the city of American Canyon, areas adjacent to the Napa River are considered flood zones. These regions are a small percentage of the city.

The National Flood Insurance Program (NFIP) adopted under the National Flood Insurance Act of 1968 makes federally subsidized flood insurance available to property owners within communities who participate in the program. Areas of special flood hazard (those subject to inundation by a 100-year flood) are identified by FEMA through regulatory flood maps titled Flood Insurance Rate Maps. The NFIP mandates that development cannot occur within the regulatory floodplain (typically the 100-year floodplain) if that development results in a more than 1-foot increase in flood elevation. In addition, development is not allowed in delineated floodways within the regulatory floodplain.

The General Plan includes policy 10.1.5 which prohibits the development of structures designed for human occupancy within the 100-year floodplain, unless flood hazards are adequately mitigated. Mitigation can be accomplished by building foundations a minimum of one foot above the 100-year flood elevation, or by other means approved by the City Engineer.

Pursuant to state law, the city of American Canyon has a floodplain administrator.

Due to the small percentage of land identified as a flood zone, as well as the available mitigation measures, this is not considered a constraint.

Hazardous Materials
Hazardous materials, as defined by the California Code of Regulations, are substances with certain physical properties that could pose a substantial present or future hazard to human health or the environment when improperly handled, disposed, or otherwise managed. Hazardous materials are grouped into the following four categories, based on their properties:
• Toxic—causes human health effects
• Ignitable—has the ability to burn
• Corrosive—causes severe burns or damage to materials
• Reactive—causes explosions or generates toxic gases
The State Water Resources Control Board (SWRCB) maintains an online database (GeoTracker) that provides information about hazardous materials sites. There are three sites identified on this list that are cleanup program sites, all of which have been closed. There were eleven leaking underground storage tank (LUST) 462
5-54 | American Canyon Housing Element Background Report, Public Review Draft sites listed, however all of these cases have been closed as well. Due to the lack of active hazardous waste sites, hazardous materials are not a constraint.35 Infrastructure Constraints
Another factor that may be a constraint to the development of housing is the capacity of existing infrastructure to accommodate increased demand.

Wastewater Collection and Disposal
The City of American Canyon owns and operates the American Canyon Wastewater Treatment Plant (WWTP) commissioned in 2001, which treats domestic and industrial wastewater flows. The WWTP is a secondary/tertiary treatment plant and was one of the first WWTPs in the country with Membrane Bio Reactor (MBR) and ultraviolet light (UV) disinfection. The Sewer Collection crew maintains 34 miles of sanitary sewer mains that connect residents and businesses to the WWTP. They respond to reports of sewer spills and back-ups and monitor compliance with environmental compliance and water quality regulations. The plant was designed to treat an average flow of 2.5 million gallons per day (MGD) and a peak flow of 3.75 MGD. The average flow in dry water conditions was 1.9 MGD in 2011, with an excess capacity of 0.6 MGD.

Therefore, wastewater infrastructure is not a constraint to the development of housing.

Water Service
The City of American Canyon provides potable and recycled water service to commercial and residential customers within the American Canyon city limits and nearby portions of unincorporated Napa County. American Canyon obtains its water supply from a variety of sources, all of which (except for recycled water) are imported from outside of the City. All of the City’s imported water comes through the North Bay Aqueduct (NBA) system. A significant portion of the City’s supply is obtained through various indirect contracts for water from the State Water Project (SWP). The Napa Flood Control and Water Conservation District (Napa FCWCD) is the State Water Contractor with the California Department of Water Resources (DWR), and the City receives its water through subcontracts with the Napa FCWCD.

In the draft 2020 Urban Water Management Plan, a significant portion of the City’s supply availability was reviewed under a single dry year and a fiveconsecutive year drought, in addition to a drought risk assessment from 2021 through 2025. The City anticipates it can supply all its water demands by 35 California State Water Resources Control Board GeoTracker. Accessed: June 27, 2022. https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=American+canyon# 463
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American Canyon Housing Element Background Report, Public Review Draft | 5-55 purchasing supplemental imported water through existing agreements through the planning horizon (2045) for all water year scenarios.

Furthermore, in 2019, consistent with California Senate Bill 1087 (SB 1087), the City modified the Municipal Code (Chapter 13.10.020 “Priority of Service”) to prioritize water and sewer services to proposed affordable housing development projects (Ordinance 2019-09). As a result, affordable housing development projects are the top priority for water and sewer service. All other priorities are prioritized one tier below affordable housing.

Therefore, water infrastructure is not a constraint to the development of housing.

Solid Waste
American Canyon Recology provides garbage, recycling, and compost pick-up for all residents and businesses pursuant to a franchise waste hauling agreement with the City of American Canyon. Roll-off service is also available. Additional services include curbside recycling and a Household Hazardous Waste Collection Center. The Potrero Hills Landfill, located southeast of Suisun City, is a regional facility that serves American Canyon and numerous other jurisdictions within a 150-mile radius. In 2005, the County of Solano approved a 260-acre expansion that increased landfill capacity to 83.1 million cubic-yards. Following the issuance of a permit by the San Francisco Bay Conservation and Development Commission and several rounds of litigation, the expansion was cleared to proceed in 2014. The estimated closure date of this facility is 2048.36 Therefore, solid waste infrastructure is not a constraint to the development of housing. 36 City of American Canyon Broadway Specific Plan EIR. 2019. https://www.cityofamericancanyon.org/home/showpublisheddocument/15045/637123526964000000 464
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American Canyon Housing Element Background Report, Public Review Draft | 6-1 Chapter 6
Resources
This chapter documents the methodology and results of the housing sites inventory analysis to demonstrate the City of American Canyon’s ability to satisfy its share of the region’s future housing need. Infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in the city are also discussed in this section.

Key Findings
• The City has land with appropriate zoning capacity to facilitate its entire share of the regional housing need through planned or approved projects ("pipeline projects”).
• Most of the pipeline projects are in the Watson Ranch Specific Plan or the Broadway District Specific Plan areas.
• Accessory dwelling units (ADUs) can also count toward the City’s share of the regional housing need, although not required in order for the City to meet its obligations.
• There is adequate infrastructure to serve all pipeline projects.

Future Housing Needs
State law requires each community to play a role in meeting the region’s housing needs. A jurisdiction must demonstrate in the Housing Element that land inventory is adequate to accommodate its share of the region’s projected growth needs. This section assesses the adequacy of American Canyon’s land inventory in meeting future housing supply needs.

Regional Housing Needs Allocation
Local Bay Area region jurisdictions must plan to accommodate their share of the region’s overall housing needs for the 6th Cycle Housing Element Planning Period, from January 31, 2023, through January 31, 2031. The California Department of Housing and Community Development (HCD) determines the number of housing units needed to meet each region’s needs based on population projections and other factors including overcrowding, cost-burden, and vacancy rates. Each region allocates a share to every local government within the region. This is referred to as the Regional Housing Needs Allocation (RHNA). The Association of Bay Area Governments (ABAG) is responsible for allocating the RHNA to individual jurisdictions within the nine counties that 466
6-2 | American Canyon Housing Element Background Report, Public Review Draft make up the Bay Area. The City of American Canyon must identify an adequate land supply with appropriate zoning density and development standards to accommodate the City’s share of the RHNA.

American Canyon’s share of future regional housing needs is a total of 622 units, approximately 16 percent of Napa County’s total RHNA. The City has the second largest allocation of any jurisdiction in the County, behind the City of Napa which is responsible for 69 percent of the region’s total. The total number of housing units allocated to American Canyon is distributed among five income categories, extremely low-, very low-, low-, moderate-, and above moderate-income, shown in Table 6-1.

Table 6-1: American Canyon Housing Needs, 2023-2031
Income Category
(% of Napa County AMI*)
Number
of Units
Percent of
Total Units
Extremely Low (< 30% of AMI)* 81 12.8%
Very Low (30 to 50% of AMI) 88 12.7%
Low (51 to 80% of AMI) 109 16.5%
Moderate (81% to 120% of AMI) 95 18.9%
Above Moderate (> 120% of AMI) 249 39.1%
Total 622 100%
*The RHNA does not project the need for extremely low-income units, but pursuant to state law (Government Code Section 65583), the City must project its extremely low-income housing needs based on Census income distribution or assume 50 percent of the very low-income units required by the RHNA as extremely low-income units. The City’s very low-income requirement is 169 units.

The number of extremely low-income units that the City must plan for shown here uses Census income distribution which shows 47.7 percent of very low-income households are extremely lowincome. Therefore, 47.7 percent of the very low-income need will be allocated to extremely lowincome units. For purposes of identifying adequate sites for the RHNA allocation, state law does not mandate the separate accounting for the extremely low-income category.

Source: Final Regional Housing Needs Allocation (RHNA) Plan: San Francisco Bay Area, 2023-2031, 2022.

Units Planned or Approved
Residential developments approved and permitted, but not yet built (“pipeline projects”) can be credited towards the City’s RHNA for the 6th Cycle Housing Element, provided it can be demonstrated that the units can be built within the 6th cycle planning period. Similarly, units within completed projects which have not received a certificate of occupancy as of June 30, 2022, can also be credited towards the RHNA. Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Single467 CHAPTER 6 RESOURCES
American Canyon Housing Element Background Report, Public Review Draft | 6-3 family homes are usually sold at market-rate prices, with no affordability covenants attached to the land. Multifamily or single-family developments that use density bonuses, public subsidies, or other mechanisms that restrict rents or sales prices would be restricted to specified below market-rate prices affordable to households in the various income categories described above.

Local, state, or federal rules would regulate which income categories must be served by each development.

Of projects currently in the pipeline, eight consist of market-rate units affordable to above-moderate households, while four projects have an affordability component. These affordable projects are generally clustered in the northwestern and central areas of the city. All projects with affordability components have restricted rents or sales price resulting from a development subsidy, negotiated land disposition agreement, or in compliance with Chapter

19.28 of the Municipal Code, Inclusionary Housing Requirements.

Appendix C, Assessment of Fair Housing, discusses the fair housing impacts of the development of the pipeline projects discussed here. The projects are well distributed across the northern and central part of the city, and do not result in an over-concentration of affordable housing in any one area. The city’s five census tracts are all considered low resource, according to metrics discussed in more detail in the Assessment of Fair Housing. The northern and central part of the city has lower environmental outcome scores, but higher educational outcome scores. Lower economic outcomes and lower incomes are more prevalent in the southern part of the city, where no pipeline projects (affordable or market rate) are located. Therefore, development of the pipeline projects, scattered throughout the northern and central parts of the city, does not result in an overconcentration of affordable or market-rate housing in low- or highresource areas or an increased risk of displacement.

Table 6-2 identifies the approved or pending projects credited towards meeting the City’s RHNA. The locations of these projects are symbolized with the corresponding Map ID numbers in Table 6-2
468
6-4 | American Canyon Housing Element Background Report, Public Review Draft Table 6-2: Planned, Approved, and Pending Projects, 2021 Map
ID
Project
Name
ELI*
Units
VLI*
Units
LI*
Units
MI*
Units
AMI*
Units
Total
Units
Entitlement
Status
1 Oat Hill
Parcel A
- - - - 206 206 Approved
2 Oat Hill
Parcel B
- - - - 85 85 Approved
3 Sun Square - - 20 - - 20 Pending
Approval
4 The
Residences
at Napa
Junction
- 46 - 406 - 452 Pending
Approval
5 Watson
Ranch: Lot 7,
9 - - - - 165 165 PreApplication
6 Watson
Ranch: Lot
10 - - - - 219 219 Approved
7 Lemos Point 19 103 62 2 - 186 Approved
8 Watson
Ranch: Lot
14, 15
- - - - 98 98 Approved
9 Canyon
Estates
- - - - 35 35 Approved
10 Napa Cove 13 13 39 0 1 66 Approved
11 219 Rio Del
Mar
Subdivision
- - - - 3 3 Approved
12 West Carolyn
Subdivision
- - - - 4 4 Approved
Total 32 162 121 408 816 1,539
Notes: ELI = Extremely Low Income; VLI = Very Low Income: LI = Low Income; MI = Moderate Income; AMI = Above Moderate Income
Watson Ranch Specific Plan
The Watson Ranch Specific Plan (WRSP), adopted on April 25, 2019, implements the Town Center General Plan Designation, and details the development of 309 acres in the northeast area of the city. Future development includes a mixeduse Town Center surrounding the Napa Valley Ruins & Gardens, new residential neighborhoods of varying housing types, 50 acres of parks and open space, and a community trail system that connects to the Napa Valley Vine and River to Ridge Trails. The project involves infrastructure improvements including an extension of Newell Drive and Rio Del Mar, a grade-separated crossing under the Union Pacific Rail Line at Rio Del Mar, and improvements to water distribution, sanitary sewer, and storm water drainage systems to serve the WRSP area. At build out, it is projected that the entire WRSP can accommodate approximately 1,253 housing units, 200,00 square feet of commercial and retail space, and a 469
CHAPTER 6 RESOURCES
American Canyon Housing Element Background Report, Public Review Draft | 6-5 200-room hotel. The number of housing units developed at final build out may exceed these projections through the utilization of density bonuses under state law.

Within the WRSP, four projects at various stages of the entitlement process represent the first phase of the specific plan and include the development of 668 housing units. These projects include:
• Lemos Pointe Apartments: This project includes the development of eight three-story buildings on a vacant 6.77-acre site with a total of 186 deed-restricted affordable housing units. Nineteen of these units will be affordable to extremely low-income households, 103 units will be affordable to very low-income households, 62 units will be affordable to low-income households and two units, designated for onsite property managers, will be affordable to moderate-income households. The project includes units of various types ranging from 400 square foot studios to 1,050 square foot, three-bedroom units. On-site amenities include an open turf area, basketball half-court, tot lot, picnic area, dog park, and 0.72 acres of open space. The project is located in the Watson Ranch Specific Plan area, adjacent to the Napa Valley Ruins and Gardens.
• Watson Ranch Lot 10: This project includes the subdivision of a 27.2- acre site and construction of 219 single-family homes, ranging from three to four bedrooms. These homes will be sold at market rate and for the purposes of the Housing Element are considered above moderateincome housing units. The project was approved by City Council on September 21, 2021. Grading and building permits have been submitted to the City and are currently under review.
• Watson Ranch Lots 14 and 15: This project includes the subdivision of a 42.24-acre parcel into 101 lots for the development of 98 single-family residences, ranging from three to five bedrooms, three vacant lots, and over an acre of open space. The project was approved by the City Council on December 15, 2020. Grading and building permits have been submitted and are currently under review.
• Watson Ranch Lots 7 and 9: The City is working with a developer to facilitate the subdivision of a 29.9 acre site and the development of 165 above moderate-income units.

Napa Cove
The Napa Cove Project is located west of Highway 29 in the Broadway District Specific Plan (BDSP) area. The project includes a lot line adjustment and the development of three two- and three-story buildings for a total of 66 multifamily housing units and 0.48 acres of open space on a vacant 3.48-acre site.

The project is funded by Low Income Housing Tax Credits and includes 13 units affordable to extremely low-income households, 13 units affordable to very low470 6-6 | American Canyon Housing Element Background Report, Public Review Draft income households, 39 units affordable to low-income households and one market-rate manager’s unit. This project was approved by the Planning Commission on December 21, 2021.

Residences at Napa Junction
The Residences at Napa Junction Project is located in the Broadway Specific Plan area, east of Highway 29 and north of Canyon Ridge Apartments. The project proposes to develop a vacant 15-acre parcel with a total of 452 housing units and 22,000 square feet of shared open space including two community centers, a community pool, and athletic facilities. Forty-six of the units (15 percent of the total units) would be affordable to very low-income households and 406 units would be affordable to moderate-income households. The development application was submitted to the City in September of 2021 and is pending approval.

Sun Square
The Sun Square project is located at 425 Napa Junction Road, east of Highway 29 and south of Napa Junction Road within the Broadway District Specific Plan.

The project proposes to redevelop an underutilized one-acre site containing two existing single-family residences with a mixed-use building. The project includes 9,521 square feet of office and training space, 20 one-bedroom units, a rooftop garden, a fitness center, and laundry facilities. All 20 units would be affordable to low-income households. The development permit was submitted to the City in August of 2021 and is pending approval.

Canyon Estates
The Canyon Estates project site is located east of Newell Drive, within the eastern portion of City. The project includes the subdivision of a 112-acre parcel to establish 35 single-family lots, four open space lots, and a 74-acre conservation easement. The single-family and open space lots are located on approximately 38 acres within City limits and the remaining 74 acres of the site are in the unincorporated area of the county. The project was approved by City Council on February 16, 2016, and as of June of 2022 major site improvements (utility infrastructure and streets) are under construction. All 35 parcels would be for sale at market rates for the construction of individual custom homes.

Oat Hill
The Oat Hill project proposes a lot line adjustment and the construction of a multi-family housing complex on two adjacent, vacant parcels totaling 20 acres.

The project is located west of Highway 29, on Oat Hill adjacent to Napa Junction Road. Development of Parcel A would include construction of 13 buildings with a total of 206 residential units, ranging from one to three bedrooms, a recreation 471
CHAPTER 6 RESOURCES
American Canyon Housing Element Background Report, Public Review Draft | 6-7 center/leasing office, and a community pool. Parcel B would be developed with five buildings with a total of 85 housing units, ranging from one to three bedrooms and a recreation center/leasing office. The development permit application was approved September 2021.

Accessory Dwelling Units
Accessory dwelling units (ADUs) anticipated to be built between 2023 and 2031 are also credited towards the City’s RHNA. An ADU is a secondary dwelling unit located on residentially zoned property that has an existing single-family or multi-family residence. Due to its small square footage, it could provide affordable housing options for family members, friends, students, the elderly, in-home health care providers, the disabled, and others.

On Average the City of American Canyon approves 3.3 applications to construct an ADU per year, and over the last three years, an average of two ADUs were built per year. Therefore, the City assumes a total of 16 ADUs would be constructed in this 8-year RHNA projection period between 2023 and 2031.

Based on the City’s ADU rental price survey (which asks ADU permit applicants to disclose the rental price for the proposed unit), all ADUs are assumed to be affordable to low and very low-income households.

Remaining Share of RHNA
After counting anticipated units from projects at various stages of the entitlement process and projected ADU development within the 6th cycle planning period, the City must demonstrate its ability to meet its remaining RHNA (if any) through the identification of sites suitable for housing development. Table 6-3 shows the remaining RHNA after accounting for units that are pending or approved as of June 30, 2022, and the number of ADUs assumed to be permitted between 2023 and 2031.

Adequacy of Residential Sites
Inventory in Meeting RHNA
After accounting for planned and approved units and projected ADU development, the City has fully satisfied its total allocation for the 2023-2031 planning period with an 933-unit buffer. (Table 6-3)
472
6-8 | American Canyon Housing Element Background Report, Public Review Draft Table 6-3: Summary of American Canyon’s Ability to Satisfy RHNA Income
Category
RHNA
Allocation
Units Pending,
Approved, or Under
Construction
Estimated
ADUs
Remaining
RHNA
Very Low 169 194 8 0 (33 unit buffer)
Low 109 121 8 0 (20 unit buffer)
Moderate 95 408 0 0 (313 unit buffer)
Above
Moderate
249 816 0 0 (567 unit buffer)
Total 622 1,539 16 0 (933 unit buffer)
While the City is not obligated to identify additional sites for housing development beyond the units in the development pipeline, there remains a remaining capacity for the development of approximately 1,247 dwelling units within the Broadway District and Watson Ranch Specific Plans. Build out projections of the BDSP include the construction of a total of 1,200 dwelling units at densities of 20 to 35 dwelling units per acre. After accounting for projects planned and approved within the BDSP, there is capacity for an additional 662 dwelling units. Similarly, after accounting for projects planned and approved within the WRSP, there is remaining capacity for approximately 585 residential units at densities ranging from two to over 20 dwelling units per acre.

Availability of Infrastructure and
Services
The City’s budget for all operations provides funding for the development and maintenance of the infrastructure resources needed to support sustainable growth of the City. This includes development, operation, and maintenance of the city’s parks and open space, streets and transportation network, utilities including water, sewer, storm drainage, and solid waste management, police and fire departments, schools, libraries, and recreational programs etc. Approved pipeline projects have undergone environmental review to consider impacts of the projects related public infrastructure and resources. All planned and approved projects have available infrastructure or include the construction of infrastructure to support the new development.

Wastewater System
The City’s sewer system includes approximately 53 miles of sewer mains, five pump stations, and five miles of sewer force main. The collection system is divided into three primary sewer basins: the Main Basin, Sunset Meadows, and Industrial Area. The sewer system service area encompasses the City limits and sphere of influence including a portion of the Airport Industrial area north of 473
CHAPTER 6 RESOURCES
American Canyon Housing Element Background Report, Public Review Draft | 6-9 the city and unincorporated parts of the county northeast of the city. The City’s Sewer Master Plan was adopted in 2016 and evaluates the capacity of the collection system for existing and future buildout and serves as guidance for planning and implementing sewer system improvements to accommodate planned growth.

Buildout conditions incorporated in the system capacity evaluation included development under the Watson Ranch Specific Plan, Broadway District Specific Plan, approved projects, and additional development anticipated under the General Plan. The existing sewer system was evaluated under peak dry weather flow and peak wet weather flow conditions. The analysis showed there are hydraulic deficiencies in existing pipelines and peak flows exceed the capacity of the Main Basin, Sunset Meadows, and Green Island Pump Stations. The Sewer Master Plan identifies near-term and long-term capital improvement projects to address hydraulic deficiencies and accommodate planned growth that target minimizing flow entering the collecting system and replacing undersized pipes and pumps with larger facilities. With implementation of the recommended capital improvement projects, the sewer system has the capacity to accommodate growth planned under the General Plan1
. Considering there are
no zoning changes required under the proposed 6th Cycle Housing Element Update, buildout under the previous General Plan assessed by the Sewer Master Plan adequately captures future growth anticipated in the Housing Element Update.

Potable Water System
The City’s water supply system consists of approximately 82 miles of water mains, three storage tanks, two booster pump stations, 831 fire hydrants and 2,080 valves. Water is supplied by the State Water Project, water from the cities of Vallejo and Napa, and recycled water produced at the City’s Water Reclamation Facility. The City’s potable water service area includes the City limits, sphere of influence, as well as the industrial/commercial area north of the City, including the Napa Airport Industrial Park, the area west of the City to the Napa/Solano County line to the east, and from the Napa/Solano County line to the south to Soscal Ridge north of the airport.

The 2015 Urban Water Management Plan outlines planning for water supplies to support City growth through the year 2040. The plan evaluates supply and demand in five-year increments, outlines water shortage contingency planning, and provides water conservation and demand reduction measures. The City has adequate water supply to meet existing and future demands during normal water year conditions and multiple-dry water year conditions through the year 1 American Canyon, City of. 2016. Sewer Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/9733/637123638634130000 474
6-10 | American Canyon Housing Element Background Report, Public Review Draft 2040. Under single-dry water year conditions, the water supply is sufficient throughout 2030, after which shortfalls begin to appear.2 The 2016 Potable Water Master Plan evaluates hydraulic performance of the existing potable water distribution system, analyzes existing and projected future potable water demands, and identifies and prioritizes capital improvement projects to address system deficiencies and meet projected future growth. Future buildout assumed in the analysis includes development projects in the planning and approval stage such as the Watson Ranch Specific area and Broadway District Specific Plan as well as the development of all land consistent with the Zoning and Land Use Maps (as of December 2015). The evaluation of the existing system under existing and buildout conditions identified there is insufficient water storage capacity, pipeline deterioration, and pipelines that are undersized for the current conditions and fire flow requirements. Capital improvement projects to address the system deficiencies include construction of new potable water tanks, replacement of leaking and deteriorating water pipelines, and construction of new water pipelines. With implementation of these projects, the City’s potable water system should support anticipated future buildout.3 Additionally, projects such as the Watson Ranch Specific Plan include construction of on-site and off-site improvements for water infrastructure to support the new development.

The City also relies on recycled water as a portion of its overall water supply. The City’s Recycled Water Master Plan, adopted in 2016, outlines implementation of the water reuse program and identifies capital improvement projects to complete distribution and storage infrastructure to support planned growth.

The recycled water system includes the Water Reclamation Facility (constructed in 2000), pump station, one million-gallon elevated storage tank, and 14 miles of distribution pipelines. The plan assesses the capacity of the recycled water system based on existing and future demands and found a deficit in pumping capacity. Future demands from projected growth assumed under the analysis included anticipated development within the Watson Ranch Specific Plan area, Broadway District Specific Plan, other known development projects, and development of undeveloped parcels. Under projected buildout conditions, annual demand is anticipated to utilize 43 percent of annualized dry weather flows and 85 percent of recycled water production during the summer. The Recycled Water Master Plan identifies capital improvement projects to upgrade the recycled water system to serve projected buildout, including upgrades to the pump station, new transmission mains, and constructing recycled water pipelines to connect existing and future customers.
2 American Canyon, City of. 2015. Final 2015 Urban Water Management Plan for City of American Canyon.

American Canyon, CA. June 14, 2016.
https://www.cityofamericancanyon.org/home/showpublisheddocument/17856/637123637363600000 3 American Canyon, City of. 2016. Potable Water Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/17957/637123637178300000 475
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American Canyon Housing Element Background Report, Public Review Draft | 6-11 The City’s Zero Water Footprint program offsets new potable water demand by conserving potable elsewhere in the water delivery system through conservation projects, such as converting existing customer and public landscape irrigation to recycled water, fixing pipeline leaks, extending the recycled water pipelines to new areas of the City, and expanding recycled water use for toilet flushing and other programs to reduce potable water demands and achieve maximum potential of the recycled water program.4 Storm Water and Drainage
The City of American Canyon is responsible for the City’s drainage facilities.

Drainage originates in the hills of the Sulfur Spring Mountains flows east to west across the City. The City’s storm drain system includes about 12.5 miles of storm drain, 350 manholes, and 890 catch basins. Outfalls discharge to creeks, wetlands, and the Napa River. The City currently operates under the 1996 Final Draft Storm Drain Master Plan and is in the process of updating the Storm Drain Master Plan to plan for storm drain system and stream management over the next 20 years. The 1996 Storm Drain Master Plan evaluated the capacity of the City’s storm drain system over the course of 15 years to the year 2011.5 The development anticipated under the pipeline projects surpasses the scope of the 1996 plan; however, every project will be required to construct improvements to the system to accommodate runoff from the project. Multiple projects include construction of storm drainage infrastructure to adequately serve the proposed development. For example, the Watson Ranch Specific Plan includes new detention basins to collect on-site drainage and use of a former mine Quarry Lake as a detention basin to minimize downstream drainage volumes.6 Circulation System
The City’s Department of Public Works constructs and maintains transportation infrastructure and streets within the City, including approximately 55 miles of streets, 927 street lights, and six traffic signals. The Circulation Element of the General Plan, updated in October of 2018, guides infrastructure growth for the City’s transportation system, including travel by automobile, transit, walking, and cycling. The City adopted a Pedestrian Master Plan in May 2017 and updated the Bicycle Plan in February 2020 with the goal of completing the City’s pedestrian and bicycle network and connecting to the bicycle networks of the surrounding communities in the County. The Vine Transit bus network is the only transit available in American Canyon with several routes through the city.

However, not all areas of the City are adequately served by available bus routes. 4 American Canyon, City of. 2016. Recycled Water Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/9735/637123637560170000 5 American Canyon, City of. 1996. City of American Canyon Storm Drainage Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/15292 6 American Canyon, City of. 2018. Watson Ranch Specific Plan. American Canyon, CA. November 6, 2018. https://www.cityofamericancanyon.org/home/showpublisheddocument/15740/637123523109630000 476
6-12 | American Canyon Housing Element Background Report, Public Review Draft Highway 29 runs north-south in American Canyon and divides the city in two.

This road provides local north-south connection within the city as well as interregional connection to the rest of Napa County to the north, City of Vallejo to the south, and Counties of Marin and Sonoma to the west. Commuters, travelers, and truck traffic frequently pass through American Canyon via Highway 29 for access throughout the region.

Dry Utilities
PG&E supplies electricity and natural gas in the City. Marin Clean Energy supplies electricity with a higher percentage of renewable energy than PG&E. Other dry utilities such as telephone and data services and cable television are serviced by contracted providers within the city, including Xfinity and AT&T.

Environmental Constraints
The County of Napa in partnership with local jurisdictions and agencies, including the City of American Canyon Fire Protection District, developed and adopted the Napa County Operational Area Multi-Jurisdictional Hazard Mitigation plan in 2020. This plan provides the framework for hazard mitigation planning for the entire county and identifies and prioritizes hazards specific to local jurisdictions, including American Canyon. The entire City is located in a severe earthquake probability zone due to the City’s proximity to multiple faults including the West Napa Fault, San Andreas, Green Valley Fault, and Hayward faults. Portions of the southern areas surrounding American Canyon Creek are within the 100-year and 500-year flood zone and dam inundation zones; however, none of the pipeline projects are within the flood or dam inundation zones. Small areas in eastern parts of the City are in the high fire hazard severity zone and a portion of the northeast area of the City. The Watson Ranch Specific Plan Area is located in the moderate fire hazard severity zone. The City implements programs to mitigate earthquake and wildfire hazards, such as requiring new development comply with the latest California Building Code and the City’s Fuel Reduction Program.7
Financial Resources for Affordable
Housing
Affordable housing development programs in American Canyon include inclusionary units developed pursuant to the City’s Affordable Housing Ordinance, the City’s Affordable Housing Impact Fee, public-private partnerships, critical residential maintenance, and rental rehabilitation 7 Napa, County of. 2020. 2020 Napa County Muti-Jurisdictional Hazard Mitigation Plan. Napa, CA. August 13, 2020. https://mitigatehazards.com/napa-county-mjhmp/documents/ 477
CHAPTER 6 RESOURCES
American Canyon Housing Element Background Report, Public Review Draft | 6-13 programs. American Canyon partners with the Housing Authority of the City of Napa to administer certain housing programs.

Community Development Block Grant (CDBG)
The Community Development Block Grant (CDBG) Program is administered by HUD and provides federal funding through annual grants to states, cities, and counties for community development and housing projects. Projects must meet one of the following national objectives of the program to be eligible for funding.

The national objectives include the following:
• Benefiting low- and moderate-income persons
• Preventing or eliminating slums or blight
• Addressing community development needs having a particular urgency because existing conditions pose a serious or immediate threat to the health or welfare of the community for which other funding is not available
The City of American Canyon is a non-entitlement jurisdiction and applies for CDBG funds to assist low- and moderate-income families with first time homebuyer down payment assistance and housing rehabilitation.

HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low-income households, including:
• Building acquisition
• New construction and reconstruction
• Moderate or substantial rehabilitation
• Homebuyer assistance
• Rental assistance
• Security deposit assistance
478
6-14 | American Canyon Housing Element Background Report, Public Review Draft Local Funding Sources
The City’s Inclusionary Housing Ordinance requires developers pay in-lieu fees for projects that do not include affordable housing. These fees are directed toward the Affordable Housing Fund to support affordable housing programs in the City.

The City has an Affordable Housing Impact Fee for nonresidential development.

The fee is assessed per square foot of new non-residential development. The Impact fee is updated annually for inflation. The current 2022 Calendar Year fee schedule is listed in Table 6-4 below.

Table 6-4: Affordable Housing Nexus Fee
Type of Use
2022 Affordable Housing Nexus Fee
Per Gross Sq Ft
Residential, Single Family, Townhouse $3.36
Residential, Stacked Flats, Apartment $3.90
Office $0.85
Hotel $0.85
Retail $0.85
Warehouse $0.56
Industrial $0.56
All Other Nonresidential $0.85
Administrative Resources
This section describes administrative resources available to the City of American Canyon. These include the Building Division, Code Enforcement, Planning Division, housing programs, and partnerships with nonprofit organizations and other agenciesthat help the City achieve the goals and objectives laid out in this Housing Element.

City of American Canyon Planning Division
The Planning Division of the Community Development Department provides development and planning services to the public and supports the objectives of the City Council by implementing the General Plan and Zoning Ordinance. The Planning Division also processes applications for land development, subdivisions, and annexations and coordinates inter-agency and regional planning.

The Planning Division is responsible for ensuring land uses and new development comply with City codes, the General Plan, City Council, and Planning Commission policies, and California law. Approval of projects through the planning process is required before the City issues grading or building 479
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American Canyon Housing Element Background Report, Public Review Draft | 6-15 permits. Advanced planning programs provided by the division include a comprehensive General Plan update (including periodic update of the Housing Element), preparing and amending specific plans and design guidelines, and conducting special land use studies as directed by the City Council.

County of Napa
The Napa County Housing Authority (NCHA) provides housing programs, including addressing housing needs for farm workers throughout the County, particularly for migrant/seasonal workers; homelessness services; and the Homebuyer’s Assistance Program.

City of Napa
The City of Napa Housing Authority operates a variety of affordable housing programs and administers rental assistance programs throughout the county.

The City of American Canyon contracts with the City of Napa Housing Authority for management of the Section 8 Housing Voucher Program, the City’s housing rehabilitation loan program, housing grant applications, annual monitoring of income-restricted residential units, and other housing services in American Canyon.

Affordable Housing Providers
Affordable housing providers are a critical resource for accomplishing the goals and objectives of this Housing Element. This can be accomplished through private/public partnerships. Affordable housing developments are shown in Table 6-5, below.

Table 6-5: Affordable Housing Providers in American Canyon Organization
Name of
Development Address Type
The Pacific Companies Lemos Pointe 100 Fran Lemos
Lane
Multifamily
CRP Affordable Housing Napa Cove 3805 Broadway Multifamily Napa Junction North of eastern
terminus Napa
Junction Road
Multifamily
Sun Square 425 Napa Junction
Road
Multifamily
SAHA Valley View 100 Natalie Lane Senior
MidPen Housing Vineyard Crossings 200 Tapestry Lane Multifamily 480
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American Canyon Housing Element, Public Review Draft | 7-1 Chapter 7
Community Engagement
This chapter contains more details about the community engagement efforts summarized in Chapter 1, Introduction.
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American Canyon
Housing Element
What is a Housing Element?
The Housing Element is a required component of a City’s General Plan mandated by the State of California. The Housing Element serves as a guide to assess what types of housing exists within a city and identify what types of housing and housing programs are needed to support the community.

What is included in a Housing Element?
How is the City’s Housing Need Determined?

HOUSING
NEEDS

HOUSING

CONSTRAINTS

HOUSING

RESOURCES

AFFIRMATIVELY

FURTHERING

FAITH HOUSING

HOUSING
PLAN
Demographics
Housing Stock
Characteristics
Barriers to Building
Housing (Governmental
Policies and Procedures,
Market Conditions)
Inventory of Available Sites
Resources Available for Building
and Preserving Housing
Goals, Policies, and
Programs to Help
Community Meet
Housing Need
Local and
Regional Data
Programs to
Address Fair
Housing Issues
and Disparities

CA DEPT OF HOUSING & COMMUNITY DEVELOPMENT

ASSOCIATION OF BAY AREA GOVERNMENTS

CITY OF AMERICAN CANYON
622 UNITS
Determines statewide and regional housing need
Allocates regional distribution of housing need
Decides how to meet its share of the regional need
484
American Canyon
General Plan
What is a General Plan?
A General Plan is a long-range policy document that establishes a framework for development and growth over the next 20 to 30 years.

What topics or “Elements” are addressed in a General Plan? Open Space Noise Safety
Land Use Circulation Housing Conservation
GHG
Emissions
Climate Change
Adaptation
Housing Sites
& Streamlining
Wildfires &
Flooding
Tribal
Consultation
Vehicle Miles
Traveled
Complete
Streets
Environmental
Justice
New State Requirements
The updated General Plan will align with new State requirements:

Why Update the General Plan?
The City of American Canyon last updated its General Plan 30 years ago. As the community has evolved and requirements have changed, the collective vision for the City has developed with it. The General Plan update will allow the City of American Canyon to shape its future growth with thought and intention in alignment with local and regional goals.
485
What is a Housing Element?
The Housing Element is a required component of a City’s General Plan mandated by the State of California. The Housing Element serves as a guide to assess what types of housing exists within a city and identify what types of housing and housing programs are needed to support the community.

What is included in a Housing Element?
How is the City’s Housing Need Determined?

HOUSING
NEEDS

HOUSING

CONSTRAINTS

HOUSING

RESOURCES

AFFIRMATIVELY

FURTHERING

FAITH HOUSING

HOUSING
PLAN
Demographics
Housing Stock
Characteristics
Barriers to Building
Housing (Governmental
Policies and Procedures,
Market Conditions)
Inventory of Available Sites
Resources Available for Building
and Preserving Housing
Goals, Policies, and
Programs to Help Community
Meet Housing Need
Local and
Regional Data
Programs to
Address Fair
Housing Issues
and Disparities

CA DEPT OF HOUSING & COMMUNITY DEVELOPMENT

ASSOCIATION OF BAY AREA GOVERNMENTS

CITY OF AMERICAN CANYON
622 UNITS
Determines statewide and regional housing need
Allocates regional distribution of housing need
Decides how to meet its share of the regional need
American Canyon
General Plan
486
Join Us For An Interactive Community Workshop
AMERICAN CANYON, Calif., Wednesday, April 6, 2022, at 6:00pm - The City of American Canyon invites you to attend a virtual community workshop on the City's Housing Element Update for the Planning Period 2023-2031. Please join us to learn more about the update process and existing housing conditions and trends, and participate in interactive exercises where you can share your values and vision for thefuture of the city. The meeting will be held via Zoom at 6 PM (links to the meeting can be found on the City's website www.amcan2040.org).

The Housing Element addresses challenges and solutions to community housing needs. State law requires the Housing Element be updated every eight years. State Law also requires the City to accommodate housing locations for all income groups from low and very low income to moderate and above, and policies to facilitate housing for residents with special housing needs. The Housing Element is included in the American Canyon General Plan and outlines the City's plan to meet existing and projected future housing needs for all economic segments of the community.

For additional information, contact:

Jen Kansanback, Communications Manager
[email protected]
(707) 647-5355
487
American Canyon is updating its Housing
Element – and wants you to be involved!
Over the next year, American Canyon will be
embarking on an important process to update
its citywide housing plan. Community input
is important so please JOIN US virtually on
Wednesday, April 27, 2022, at 6:00pm,
to learn what goes into a Housing Element and
how you can help shape our city. We will give an
overview of:

Planning for housing in American Canyon
Housing needs in American Canyon
How you can stay involved and give input
Join on Zoom!
By link https://zoom.use/join
Or by phone (408)638-0968
Webinar ID: 836 7527 0533
Passcode: 776748
www.amcan2040.org
488
American Canyon Housing Element Workshop 2 - Discussion Activity The City of American Canyon wants to improve fair housing practices as part of its Housing Element Update. We appreciate your perspective on current conditions and opportunities for the future.

Overview
30 - 60 minutes
Are there opportunities to create additional or expanded housing rights programs in American Canyon?
We know the environments
people live in direct health. Are
there opportunities to
incorporate health in the housing
element? Could we define
quality housing (specifically
multi-unit housing) to include
considerations of proximity to
grocery, transit, physical activity
opportunities, and smoke-free
protections for residents?
Identify and discuss opportunities to
improve fair housing programs in American
Canyon
Category 1: Fair Housing Enforcement and Outreach
I stay informed
through the City
Manager
newsletter, Next
Door, Facebook
"American Canyon
Happenings"
What forums and events do you use to stay informed of American Canyon's programs? The AmCan
website,
email
updates, and
Facebook
Not sure if there are areas
of AmCan that include less
investment in infrastructure.

You sometimes see missing
links for sidewalks and
crosswalks. This is
particularly common in
Highway 29. You see empty
housing tracts that lack
infrastructure.

Infrastructure
related to traffic
and continued
increase in
crime
What areas in American Canyon, if any, appear to have less investment in infrastructure and housing?
How would you describe the housing conditions surrounding Highway 29? Empty housing tracts
with new housing
coming: Rio Del Mar
Mixed use; Watson
Ranch development; off
of Melvin Road with new
housing; current
conditions include a
giant gravel lot; City Hall
The Melvin Road housing project
did not meet the city’s parking
parameters for high density housing
based on the number of units and
number of tenants. Allocating
Melvin Road for overflow parking for
tenants seems unconventional, or
not? Also the new road to be
opened along the city tennis courts
as a second access to the new
housing complex will increase the
already heavy traffic on Melvin.

Empty housing tracts;
mixture of development
along Highway 29. No good
sidewalk conditions. There
is no connected sidewalk
network. Intersection of
Highway 29 and Donaldson
is a good example. When
looking into the future of
pedestrian access,
Melvin is not the
answer… Is there
going to be a
relevant traffic study
as we discussed in
our community
meeting in February?
How do you or your neighbors access good jobs or
schools in American Canyon?
In terms of school access, as a former
American Canyon High School
student. I lived nearby and would
walk. Accustomed to driving when
living in a suburban area. A lot of work
is being done for infrastructure
improvements to prioritize pedestrians
and bike facilities. We are a small town
where walking and biking may be
accessible if there is infrastructure. So
much car congestion at Donaldson
and Highway 29 during morning and
evening.

Are there opportunities to improve access for public
transit, bikes, and walking?
Completing
sidewalk
network
Priorities for
pedestrian
and bicycle
infrastructure
in the future
Suburban
environment
encourages use
of automobiles,
but issues with
traffic congestion
Need for
traffic
calming
measures in
the city
Concerns
with parking
and traffic
I would like to highlight the
County Bicycle Plan and AmCan
Bicycle Plan; in terms of bike
facilities 5-6% of bicyclist
commuters are comfortable using
unprotected bicycle lanes. We
see unsafe infrastructure is not
used by cyclists and pedestrians.

Opportunities in ATP grant
funding to improve bike and
pedestrian infrastructure in
American Canyon.

Are there any areas in American Canyon that have
environmental issues (for example, air or water quality) that could impact people living there?
We tend to grocery shop
elsewhere. We commute
for our jobs because there
are not many local
opportunities. This week
we received notice of a
water quality issue in
November.  There is an
issue with timely
communication.

It would be nice if there
was community emphisis
and activities centered
around wellness and
entertainment. Aside from
Safeway, Walmart and a
very few restaurants there
is not much to do in AC.

Do current housing options meet the needs of a variety of family sizes in American Canyon?
Interested in the RHNA allocation and what
it looks for American Canyon. There are
many people who live here but do not
work here. Current conditions for single
family homes and concerns for parking.

Some communities reconsider parking
requirements because of development
cost. The Watson Ranch and Lemos Point
seems to be mostly or entirely single family
homes with starting point of $800,000. I
would recommend the City and its future
housing location, consider housing types,
traffic levels, and housing costs. Transitoriented development and mobility hubs could present good opportunities.

I believe there should
be a mix of housing
options to have
diversity. As we
learned from the
pandemic, open
space (publicly and
your house) is key.

Are there areas of American Canyon that might have
overcrowding or poor housing quality?
Not knowledgeable of
overcrowding in
apartments. Vintage
Ranch area apartment
complex has a parking
issue. Seen residents
put cones in front of
their house to save
parking spots.

Do you have any recommendations to maintain a stable
housing supply in American Canyon?
Category 2: Integration and Segretation Patterns/ Category 3: Racially Concentrated Areas of Poverty Category 4: Disparities in Access to Opportunities
Category 5: Disproportionate Housing Needs
My understanding is the
affordable housing
parameters established by the
State were met or exceeded.

There are new numbers for
those programs moving
forward. Need clarity for new
numbers and status of
meeting existing numbers.

Question of the article for the
growth plan.

By adding a
larger
population,
what is the plan
for safety?
Can someone talk to Napa
Valley Register article last
week addressing AMC City
wanting to go beyond and
increase the prior plan
through 2030? If traffic,
crime and an emphasis on
the quality of life offered in
AMC, should we modify/
increase growth?
Are our community NEEDS
being prioritized? The existing
citizens would like to see
improvements to decrease
traffic and crime making AMC a
fun and healthy living
experience. Too much “build
out” focus not enough quality
of life focus. *build out meaning
more and more housing
bringing more and more traffic
Traffic
Calming
Workshop
coming soon.

Not to worry, the
parking guidelines
can be waived and
you too can have
160 units w/tenants
parking in front of
your home.

More community
involvement. Surrounding
cities have heavy
attendance to council
meetings and other
forums. What is AMC City
doing to get more
community heard?
Additional Miscellaneous Comments
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Q1 The biggest housing needs facing American Canyon today are (check all that apply):

Answered: 166 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Need housing
choices in...

Need more
housing for...

Need
lower-cost...

Need homes
that are...

American
Canyon needs...

All of
American...

Other (please
specify)
490
What are our Housing Element Issues and Opportunities?
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54.82% 91

23.49% 39

39.76% 66

59.64% 99

30.72% 51

16.87% 28

18.67% 31
Total Respondents: 166
# OTHER (PLEASE SPECIFY) DATE
1 Housing Rental for Single Mothers/Fathers or Families first time buyers 5/8/2022 12:13 AM 2 Low income housing programs and grants to support hospitality workers in Napa County for EXISTING LOW INCOME PROJECTS. Follow existing 2030 Expansion Plan approved by Napa County. No Diversion from existing 2030 Napa County approved General Plan Housing Element.
5/5/2022 12:00 AM
3 Please do not ad more homes and people if you don't have a plan for traffic to accommodate a higher population. 4/26/2022 8:22 AM 4 Housing should not be viewed in isolation. You can't just build new units when critical infrastructure (good roads, good schools, connected communities) to support renters and homeowners is missing. 4/24/2022 11:43 PM
5 Please stop over crowding the city. We like our small town. If we wanted an over crowded town we would live in San Francisco.
4/21/2022 6:34 PM
6 There will be enough homes when the Watson Ranch project is done. Please scale back to Napa Cove Apartments to 33 instead of 66. Please don't go through with the Oat hill Project. Remember just because you can doesn't mean you should. 4/19/2022 6:36 PM
7 Should we not ask the community what our goals are first for American Canyon? This would provide context as to whether or not housing needs are currently being met or not met (e.g. keeping a small community, expanding, protecting open space, etc)
4/13/2022 5:28 PM
8 unsure/don't know 4/11/2022 10:11 PM
9 Traffic dictates American Canyon cannot manage more housing without first creating more road space. 4/7/2022 10:58 PM 10 Adequate parking and roadways to accommodate more homes 4/3/2022 12:19 PM 11 No more low income housing. Do you want to be another vallejo 4/2/2022 2:49 PM 12 Where can American canyon residents sign up for housing assistance? Email me at [email protected] 3/31/2022 7:53 AM

ANSWER CHOICES RESPONSES
Need housing choices in lower price range
Need more housing for seniors
Need lower-cost rental housing
Need homes that are affordable to first-time homebuyers American Canyon needs housing for people who work here
All of American Canyon’s housing needs are being met
Other (please specify)
491
What are our Housing Element Issues and Opportunities?
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13 Would love to see an updated senior living community facility 3/17/2022 11:29 AM 14 Need better traffic control to accommodate housing 3/13/2022 9:45 AM 15 No more housing AC is overcrowded 3/11/2022 6:28 PM
16 all housing needs better ecologic/economc integration with passive solar, proper siting, rainwater catchment (esp w/ metal roofs), look at Leed certification for best progressive approach 3/9/2022 6:26 AM
17 "Missing Middle" Homes arranged around a Courtyard 3/4/2022 5:29 PM 18 Ensuring sustainable, minimal growth that maintains small town atmosphere and protection of open spaces 3/2/2022 6:02 PM 19 Please no more apartments 3/2/2022 2:36 PM
20 Needs housing for middle class people. 3/1/2022 10:42 PM 21 No more Apartments 3/1/2022 1:57 PM
22 American Canyon is over crowded. Control the crime before your bring in more homes 3/1/2022 1:32 PM 23 I have watched the market here for 10 years. Properties that have been empty for ages and cost 1/2 just 7 years ago ... are still empty and have been raised in price and rezoned for apartments now. Update, dreams are not made in apartments. My family wants a yard, plants, pets ... I can't stay here if I can't have real roots in this city. This is a temporary space for us at the moment.
2/28/2022 10:54 AM
24 Continue building homes, not apartments 2/26/2022 10:31 PM 25 Houses for low income single parent 2/26/2022 10:17 AM 26 Townhome/condos 2/26/2022 6:42 AM
27 Lack of infrastructure (walkability, restaurants and shopping) for those who live here 2/25/2022 7:25 PM 28 Need more businesses to support new residences this does not include gas stations. 2/25/2022 3:19 PM 29 Need rent to own housing. 2/25/2022 2:16 PM
30 Need traffic solutions for all the housing we have now. 2/25/2022 1:55 PM 31 LOWER RENT on the existing apartments. 2/24/2022 7:57 AM 492
What are our Housing Element Issues and Opportunities?
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Q2 American Canyon’s housing needs in the coming 10 years will include (check all that apply):

Answered: 166 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Housing priced
so that my...

Businesses
will need...

Housing will
need to be...

Older homes
will be...

Our aging
population w...

Other (please
specify)
493
What are our Housing Element Issues and Opportunities?
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57.83% 96

36.14% 60

46.39% 77

52.41% 87

40.96% 68

9.64% 16
Total Respondents: 166
# OTHER (PLEASE SPECIFY) DATE
1 Prioritize Traffic, Crime & the AMC Quality of Life before more expansion. 5/5/2022 12:00 AM 2 Watson Ranch should cover housing needs with the 1000 homes/apartments being built. Please stop building more apartments (especially without sufficient parking)
4/21/2022 6:34 PM
3 There will be enough homes when the Watson Ranch project is done. 4/19/2022 6:36 PM 4 See answer in question 1 4/13/2022 5:28 PM
5 No more apartments or townhouses 4/12/2022 9:56 AM
6 Adequate parking and roadways to accommodate more homes 4/3/2022 12:19 PM 7 housing also needs more attention to grading & drainage that promotes replenishing the aquifers and not letting the rainfall runoff into the street or storm drains
3/9/2022 6:26 AM
8 "Missing Middle" Homes arranged around a Courtyard 3/4/2022 5:29 PM 9 need to be affordable 3/3/2022 9:11 AM
10 Housing Element and other planning documents/processes should incorporate health equity and high quality housing considerations as they apply to Multi-Family Housing. For example, new MUH should include smoke-free air protections, common outdoor space for physical activity, and proximity to services. 2/28/2022 11:21 AM
11 there is senior housing everywhere ... how about family housing, that is not apartments. We currently live in apartments in this area. Our management doesnt care. We dont even have the security of a lease currently due to the pandemic. 2k a month ... I cant have plants/pets ... yet every neighbor has plants/pets. There are no safety protocols for the pandemic. I don't want more apartments; I want to escape the hell of an apartment I am currently trapped in. My housing could put my family in desperate need soon, no one cares, and I left desperate to fix this. 2/28/2022 10:54 AM
12 Affordable prices for a single parent who are struggling in life and can’t afford the rent here so we don’t have to move out in this area.
2/26/2022 10:17 AM

ANSWER CHOICES RESPONSES
Housing priced so that my children can afford to live here Businesses will need housing affordable to their workers Housing will need to be priced to attract new families to American Canyon Older homes will be deteriorating and in need of repair Our aging population will need accessible, well-designed housing options Other (please specify)
494
What are our Housing Element Issues and Opportunities?
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13 Making American canyon into more than a community of homes where people work and shop elsewhere 2/25/2022 7:25 PM 14 Many of us who grew up here have to move out as it is too expensive 2/24/2022 7:57 AM 15 No more "affordable" or senior housing or subsidized housing so that neighborhoods keep top re-sale value and taxes stay lower.
2/23/2022 8:56 PM
16 Working with Immigration and Customs Enforcement to locate and deport illegal aliens who are living in homes they are not entitled to.
2/23/2022 5:35 PM
495
What are our Housing Element Issues and Opportunities?
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Q3 Please rank what you feel are the types of new housing that would be most successful in American Canyon today (1 is most successful and 5 is least successful):

Answered: 166 Skipped: 0
Accessory
dwelling uni...

Co-housing
(housing wit...
496
What are our Housing Element Issues and Opportunities?
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Courtyard
housing...

Micro-units
(small studi...

Single room
occupancy...

Mid-rise
497
What are our Housing Element Issues and Opportunities?
9 / 29
Mid rise
(4-story)...

Missing middle
housing, lik...

Multifamily
apartments
Residential
C F ilit
498
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0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Most succe… (no label) (no label) (no label)
Least succ…
Care Facilit...

Larger, custom
homes
Single story
houses and...
499
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27.22%
43 17.72%
28 22.78%
36 11.39%
18 20.89%
33 158 2.81

10.90%
17 5.77%
9 21.15%
33 16.67%
26 45.51%
71 156 3.80

18.47%
29 14.65%
23 29.30%
46 15.92%
25 21.66%
34 157 3.08

16.88%
27 16.25%
26 15.00%
24 17.50%
28 34.38%
55 160 3.36

7.01%
11 7.01%
11 18.47%
29 22.93%
36 44.59%
70 157 3.91

11.46%
18 12.74%
20 21.02%
33 14.65%
23 40.13%
63 157 3.59

27.50%
44 20.63%
33 23.13%
37 9.38%
15 19.38%
31 160 2.73

16.67%
26 14.74%
23 23.08%
36 12.18%
19 33.33%
52 156 3.31

28.10%
43 22.88%
35 22.88%
35 15.03%
23 11.11%
17 153 2.58

16.77%
26 14.19%
22 23.87%
37 14.84%
23 30.32%
47 155 3.28

49.69%
80 19.25%
31 18.01%
29 4.97%
8 8.07%
13 161 2.02
MOST

SUCCESSFUL
(NO
LABEL)
(NO
LABEL)
(NO
LABEL)
LEAST

SUCCESSFUL

TOTAL WEIGHTED

AVERAGE
Accessory dwelling units (second units/granny units/junior units) Co-housing (housing with an emphasis on community living ie: shared open spaces, or kitchens)
Courtyard housing (housing arranged around a common courtyard) , Micro-units (small studio apartments with full kitchens, Murphy beds, dropdown surfaces like tables or desks and more design features) Single room occupancy (small apartment that may have a common kitchen) Mid-rise (4-story) apartments
Missing middle housing, like townhouses and low-rise multiuse buildings Multifamily apartments
Residential Care Facilities for Seniors or Persons with Disabilities Larger, custom homes
Single story houses and condominiums
500
What are our Housing Element Issues and Opportunities?
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42.68% 70

41.46% 68

58.54% 96

19.51% 32

17.07% 28
Q4 Which Fair Housing Napa Valley services do you feel are most needed in our community? Answered: 164 Skipped: 2
Total Respondents: 164
# OTHER (PLEASE SPECIFY) DATE
1 Create Low Income Project specifically for Full Time Hospitality Workers - Winery, Restaurants, Resort & Destination 5/5/2022 12:00 AM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Landlord/tenant
counseling
Education/infor
mation on...

Promoting
equal access...

Assistance
with filing ...

Other (please
specify)

ANSWER CHOICES RESPONSES
Landlord/tenant counseling
Education/information on tenant rights
Promoting equal access to housing choice for all residents Assistance with filing a housing discrimination complaint Other (please specify)
501
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Properties - including all hospitality service based employees. 2 Homeless resources 5/1/2022 12:09 AM
3 Short term rental options. 4/26/2022 7:19 AM
4 Proper notice from the city on housing projects 4/21/2022 6:34 PM 5 Proper notification for all American Canyon Residents of any housing projects, gas stations, stores, restaurants, etc. 4/19/2022 6:36 PM 6 Not sure. Need context and understanding about what services are currently being used. 4/13/2022 5:28 PM 7 accountability for tax dollars 4/12/2022 9:56 AM
8 citate illegal dumping and not picking up pet waste 4/11/2022 10:11 PM 9 Information campaign about what Fair Housing Napa Valley’s purpose is. 4/7/2022 10:58 PM 10 Allow pets to live with seniors for companionship 4/3/2022 12:19 PM 11 Landlord friendly laws passed 4/2/2022 2:49 PM
12 Somewhere to turn in emergencies to save home from being taken for for unpaid property taxes. Especially since I had already filed a claim against pge for damages incurred house suffered do to heavy construction by pge themselves.. other family members came to the house and grabbed paperwork needed to keep houses needs and essentials current. Again contact me at [email protected]. Due to pandemic legal assistants failed to return phone calls. Urgent Matter*. 3/31/2022 7:53 AM
13 traffic control prior to more housing! 3/13/2022 9:45 AM 14 None 3/11/2022 6:28 PM
15 Resources and grants for home improvement to go green. 3/6/2022 9:21 AM 16 Unsure 3/2/2022 6:02 PM
17 proper notice of homes planning to be built. the city is getting to crowed with everything being shoved in the center of the city.
3/2/2022 1:27 AM
18 Middle class option 3/1/2022 10:42 PM
19 ??? 3/1/2022 12:44 PM
20 . 2/28/2022 5:34 PM
21 N/A 2/28/2022 2:37 PM
22 help local people become homeowners and make real roots in your town. I have been here 7 years now. People dont want to know each other, people dont want to communicate ... they just want to fuss on nextdoor and facebook, have zoom meetings about accomplishing nothing. Kindness is barely promoted. I actually want to help my town and my hands are tied at every try.
2/28/2022 10:54 AM
23 Descrimination of low income family who can’t afford the rent here and not even enough income to survive and have to do multiple jobs
2/26/2022 10:17 AM
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24 Low income legal aid for tenants 2/25/2022 3:27 PM
25 None 2/25/2022 3:01 PM
26 Application assistance and housing resource center. 2/25/2022 2:16 PM 27 Code enforcement to keep neighborhoods safe. 2/23/2022 8:56 PM 28 Finding out WHY people are "low income" and getting them to find better jobs or finding out what they are mis-spending their money on.
2/23/2022 5:35 PM
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63.25% 105

57.23% 95

45.18% 75

36.75% 61

6.02% 10
Q5 Which Housing Assistance Services do you feel are most needed in our community? Answered: 166 Skipped: 0
Total Respondents: 166
# OTHER (PLEASE SPECIFY) DATE
1 For existing homeowners with buildout parcels. 5/5/2022 12:00 AM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Downpayment
assistance f...

Free to
low-cost hom...

Education
seminars for...

Financial
assistance t...

Other (please
specify)

ANSWER CHOICES RESPONSES
Downpayment assistance for lower-income First Time homebuyers Free to low-cost home repair loans for Low-income homeowners Education seminars for aspiring homeowners
Financial assistance to build an accessory dwelling unit Other (please specify)
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16 / 29
2 Financial assistance to all homeowners for upkeep and upgrade to energy efficiency 4/12/2022 9:56 AM 3 Allow pets to live with seniors for companionship 4/3/2022 12:19 PM 4 None. If you cant afford it, go somewhere else 4/2/2022 2:49 PM 5 Representative to assist people's with with special needs on housing issues. 3/31/2022 7:53 AM 6 Enlighten city leaders with traffic issues prior to building 3/13/2022 9:45 AM 7 . 2/28/2022 5:34 PM
8 Low-cost home repair loans for middle class homeowners that live paycheck to paycheck. All the assistance goes to lowincome. Think about the middle class that are having a hard time keeping up.2/28/2022 2:19 PM 9 stop price gouging on apartments 2k is too high ... make your current apartment housing accountable for their properties, actually inspect that people are being treated fairly in local apartments. THEY AREN'T. I love my town, and hate my home ... at some point I believe I will have no choice but to leave here. It seems noone cares about residence, only the businesses lining the pockets with money. I also have dreams to have a viable business here, but the people who own properties literally talk you out of using their facility and wont talk about you putting a business there. I have seen some of these building empty for 10 years now and I cant put a real business there or live there. This makes 0 sense. Let us use these empty places. Let us clean up places that are unusable. 2/28/2022 10:54 AM
10 None 2/25/2022 3:01 PM
505
What are our Housing Element Issues and Opportunities?
17 / 29
Q6 Which Accessory Dwelling Unit Assistance services are most important? Answered: 164 Skipped: 2
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Pre-approved
ADU floorplans
Educational
“How To”...

Homeowner
one-on-one...

Financial
assistance w...

Education on
how to becom...

Advice on what
type of ADU...

Other (please
specify)
506
What are our Housing Element Issues and Opportunities?
18 / 29

34.76% 57

31.10% 51

41.46% 68

50.61% 83

28.05% 46

52.44% 86

7.32% 12
Total Respondents: 164
# OTHER (PLEASE SPECIFY) DATE
1 Allow pets to live with seniors for companionship 4/3/2022 12:19 PM 2 Ensuring the integrity of our neighborhoods and preventing over crowded street parking. Making sure ADUs do not directly or indirectly impact their neighbors
3/2/2022 6:02 PM
3 N/A 3/2/2022 10:27 AM
4 Idk 3/1/2022 3:14 PM
5 We don't have many homes with lots sized big enough for this type of housing. 3/1/2022 3:08 PM 6 This is not a realistic answer to the housing shortage. 3/1/2022 12:54 PM 7 . 2/28/2022 5:34 PM
8 create buiz buildings with housing units on top?? I would love to own a place where I can work and live. We need more combination zoning of this sort. Less apartment zoning. Help homeowners become more self reliant, encourage gardening, kindness, neighborly interaction. People in this town are rude and dont communicate well. We dont need to zoom about zooming ... pick up your phones, call someone you love, engage in a real moment and real care. Thats what our community needs.
2/28/2022 10:54 AM
9 I feel there should be an emphasis put on home ownership, not bringing more renters in. 2/26/2022 10:31 PM 10 None 2/25/2022 3:01 PM
11 None 2/25/2022 2:51 PM
12 Quicker permit process for ADU’s 2/25/2022 2:16 PM

ANSWER CHOICES RESPONSES
Pre-approved ADU floorplans
Educational “How To” Webinar series
Homeowner one-on-one consultations with an ADU expert
Financial assistance with construction expenses
Education on how to become a landlord
Advice on what type of ADU will work best for your situation Other (please specify)
507
What are our Housing Element Issues and Opportunities?
19 / 29
Q7 How would you best describe your race/ethnicity? Select all that apply Answered: 165 Skipped: 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
American
Indian or...

Filipino
Asian/Pacific
Islander
Black or
African...

Latinix/Hispani
c
White/Caucasian
Multiple
Ethnicities
Other (please
specify)
508
What are our Housing Element Issues and Opportunities?
20 / 29

2.42% 4

12.12% 20

13.33% 22

4.24% 7

22.42% 37

50.91% 84

12.12% 20

4.24% 7
Total Respondents: 165
# OTHER (PLEASE SPECIFY) DATE
1 Not applicable 4/13/2022 5:28 PM
2 Other 4/7/2022 10:58 PM
3 None of your business 3/1/2022 4:31 PM
4 . 2/28/2022 5:34 PM
5 N/A 2/28/2022 2:37 PM
6 N/a 2/27/2022 4:35 PM
7 American Indian (Mexico) 2/25/2022 7:14 PM

ANSWER CHOICES RESPONSES
American Indian or Alaskan Native
Filipino
Asian/Pacific Islander
Black or African American
Latinix/Hispanic
White/Caucasian
Multiple Ethnicities
Other (please specify)
509
What are our Housing Element Issues and Opportunities?
21 / 29
Q8 Which best describes your current living situation?
Answered: 166 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Live alone
Live with...

Live with
spouse or...

Live with your
own children
Live with
parents
Multiple
generations...

Other (please
specify)
510
What are our Housing Element Issues and Opportunities?
22 / 29

5.42% 9

41.57% 69

19.88% 33

3.01% 5

19.88% 33

10.24% 17
TOTAL 166
# OTHER (PLEASE SPECIFY) DATE
1 Outside 5/1/2022 12:09 AM
2 Spouse and minor aged children 4/26/2022 9:22 AM
3 Live with spouse and children 4/19/2022 1:49 PM
4 live with spouse and young children 4/4/2022 7:21 PM
5 live alone 3/13/2022 9:45 AM
6 live alone (note your 1st option says "Live alone Live with roommates" which is contradictory) 3/9/2022 6:26 AM 7 2-adult children and their spouses had to move back home due to high rents and a housing market that is out of reach 3/7/2022 10:57 AM 8 Live with spouse and young children 3/2/2022 8:50 PM
9 Live with spouse and children 3/2/2022 2:36 PM
10 live with my spouse and 4 kids 3/2/2022 1:27 AM
11 live alone 3/1/2022 9:54 PM
12 Single Family, spouse and children 3/1/2022 3:08 PM
13 Spouse and children 3/1/2022 12:43 PM
14 Live with spouse and children 3/1/2022 11:41 AM
15 Spouse and children 2/27/2022 4:35 PM
16 live with husband and children 2/25/2022 1:57 PM
17 rent from parents 2/24/2022 7:57 AM

ANSWER CHOICES RESPONSES
Live alone Live with roommates
Live with spouse or significant other
Live with your own children
Live with parents
Multiple generations living together (adult children, parents, grandparents, etc.) Other (please specify)
511
What are our Housing Element Issues and Opportunities?
23 / 29
Q9 Which type of housing do you currently occupy?
Answered: 166 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Accessory
Dwelling Uni...

Apartment
Condominium/tow
nhome
Co-op housing
Duplex/triplex
Group
home/assiste...

Mobile home
Single-family
home
I do not
currently ha...

Other (please
specify)
512
What are our Housing Element Issues and Opportunities?
24 / 29

0.60% 1

7.83% 13

1.20% 2

1.20% 2

0.60% 1

0.00% 0

4.82% 8

82.53% 137

0.60% 1

1.81% 3
Total Respondents: 166
# OTHER (PLEASE SPECIFY) DATE
1 I rent a bedroom. 3/31/2022 7:53 AM
2 I would love to be able to afford a home in american canyon. But i also love the small town feel. Please do not over crowd our town, crime is already an issue
3/1/2022 1:32 PM
3 Affordable senior apartment 2/26/2022 6:42 AM

ANSWER CHOICES RESPONSES
Accessory Dwelling Unit (granny flat/guest house)
Apartment
Condominium/townhome
Co-op housing
Duplex/triplex
Group home/assisted living
Mobile home
Single-family home
I do not currently have a permanent home
Other (please specify)
513
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25 / 29
Q10 What is your age group?
Answered: 166 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Under 18
18-29
30-39
40-49
50-59
60-65
Over 65
514
What are our Housing Element Issues and Opportunities?
26 / 29

0.00% 0

6.63% 11

27.11% 45

28.31% 47

16.27% 27

8.43% 14

13.86% 23
Total Respondents: 166

ANSWER CHOICES RESPONSES
Under 18
18-29
30-39
40-49
50-59
60-65
Over 65
515
What are our Housing Element Issues and Opportunities?
27 / 29
Q11 Let us know if there is anything we missed! Below, please let us know if there is another housing type you desire that wasn’t mentioned previously that you believe the City needs more of.

Answered: 43 Skipped: 123
# RESPONSES DATE
1 I would love to see some kind of assistance for first time home buyers or atleast affordable options for apartments. 5/12/2022 7:36 PM 2 Again, I disagree with updating the approved General Plan through 2030. This is not an UPDATE, it is a DIVERSION from the approved Napa County Plan. If AMC public were ask to prioritize community needs, housing expansion would fall below Traffic, Crime, and a long list of Quality of Life CURRENTLY offered in AMC. 5/5/2022 12:00 AM
3 Please relay to the community about the nature of the housing element as part of the general plan. Sometimes our community feels super surprised when a development comes in that they don’t like but it’s been in the General Plan for many years. If there is a significant change in the GP land use for the housing element, the nearby community (at least 500 feet buffer) should be notified and told what is changed that may affect them. Perhaps an interactive GIS (arcgis online) map that someone can enter in the address to see highlighted areas of change? (Before/after) 4/26/2022 9:22 AM
4 ADU options need very clear details for development. 4/26/2022 7:19 AM 5 Please don't build more housing like Oat Hill Apartments and scale back the Napa Cove Apartments to 33 instead of 66 apartments. Please make sure there is 2 parking spaces per apartment plus guest parking for all apartment/condo/townhouse projects. Please keep speed limits at reasonable numbers. Donaldson Way should be 25 m.p.h. from end to end. Newell Drive should be 30 m.p.h. (even if/when an extension is make to Watson Ranch) , there is a lot of pedestrian traffic (primarily children walking to school).American Canyon road should be 35 m.ph. from Newell Drive to Wetlands edge. There is too many close calls in this area. 4/19/2022 6:36 PM
6 More parking space in front of home because current parking spaces get occupied by: residents with boats, shuttle buses or RV’s that park in neighborhood making it difficult to park in front of own home. 4/16/2022 12:25 PM
7 Live work units to purchase. Loft type housing 4/15/2022 6:00 PM 8 See response to question 1. Understanding goals of community members is critical before these questions can be adequately answered.
4/13/2022 5:28 PM
9 It would be nice to know the current zoning in AC and if that would change in the future to accommodate more housing. 4/13/2022 9:31 AM 10 1-The traffic flow and improved roadways need to be addressed NOW! 2-Allow senior residents to have pets for mental health companionship.
4/3/2022 12:19 PM
11 Dont turn this city into a crap place to live with all this affordable/low income housing 4/2/2022 2:49 PM 12 What to do about urgent housing matter when it was taken at start of pandemic. I called all legal representatives listed on pamphlet given to me from the sheriff's department. Nobody would return my phone calls. Again you can contact me at [email protected].
3/31/2022 7:53 AM
516
What are our Housing Element Issues and Opportunities?
28 / 29
13 Please address traffic issues prior to more building! 3/13/2022 9:45 AM 14 Need single level homes with additional mini apartment type unit attached for a family member. So e if these homes were built on Mare Island but they were 2 story. Had a small hallway to left after you entered in the front door of home which led to a mini apartment type home with small kitchen open to a small living space, 1 bedroom and own shower and laundry room
3/12/2022 10:46 AM
15 again, all housing needs the best practices for efficient homes... passive solar & building siting where the sun naturally enters the living space for additional light & heat in the winter months, yet proper awning widths give shade when the sun is higher in the summer, etc Also, need to utilize skylights, solar tubes, rooftop solar electricity and even solar hot water. That would allow for no natural gas needs
3/9/2022 6:26 AM
16 Down payment assistance for first time homebuyers is greatly needed but only goes so far when the cheapest houses you can find are $600k or more. Realistically you would need a down payment of $200k to bring it down to a price most people can afford to pay monthly. So unless other government programs are offered with down payment assistance or housing somehow stops rising, a large percentage of potential home buyers are still being left behind. 3/2/2022 2:46 PM
17 N/A 3/2/2022 10:27 AM
18 Please don't build anymore overpriced homes or apartments. Apartments starting at $2500 a month are not affordable, my mortgage is cheaper than that. This is my my oldest child is still living at home. Please STOP building everything in the city center making traffic far worse than it already is. Please keep speed limits in residential areas (especially with schools near by) to 25 mph through housing and 30mph on main streets like Newell Drive (its a dangerous place for pedestrians ) 3/2/2022 1:27 AM
19 Housing that attracts the type of residents we want in American Canyon. We don't want to become Vallejo. 3/1/2022 10:42 PM 20 Maybe some laws to stop landlords raising rents in a pandemic 3/1/2022 5:18 PM 21 First home buyer program 3/1/2022 3:51 PM
22 Apartment prices need to be lowered. Stop building homes with no yards. Build homes in an affordable way so that they aren’t over priced. I’m an Interior Designer and would love to help provide affordable finishes for this to happen. Even i want To move back to AC but prices literally make no sense with the quality home . 3/1/2022 3:14 PM
23 Starter homes/apartments for young adults. My 22 year old son can't afford to live in his own (or even with a roommate) when he works full time.
3/1/2022 3:08 PM
24 ¡Necesitan mejorar la traducción! 3/1/2022 2:50 PM
25 They're actually needs to be more apartments and houses that are catered to the people that make minimum wage and to let us know that not everybody that lives in American Canyon makes $100,000 or Plus and you know that we can all afford 2500 plus dollars a month for rent it needs to be more affordable 3/1/2022 1:57 PM
26 American Canyon used to be a small town with stables and families. Now its crazy with crime from neighboring cities and within. Low income apartments are bringing in people who are no good for our town. Please stick to family homes to bring in families who fit in with the american canyon life style. 3/1/2022 1:32 PM
27 Home ownership is not for everyone. It requires stable income and constant maintenance. American Canyon wild be best to avoid low income housing and additional apartments as we are a small community that has already outgrown our roads and infrastructure. It’s okay to maintain well what we are and not keep adding more congestion and overcrowding. 3/1/2022 11:41 AM
517
What are our Housing Element Issues and Opportunities?
29 / 29
28 Bring more entertainment, food, parks and Recs. We need men and womens softball/basketball. 3/1/2022 9:46 AM 29 None 2/28/2022 10:15 PM
30 I feel that we do not need more housing. The highway is already over crowded. I moved here to live in a small community not a big city
2/28/2022 5:34 PM
31 Impact of additional housing/residents on future water shortages 2/28/2022 12:46 PM 32 I want my city to care, not zoom about caring, actually care. I want to be able to live and work in the same place. This is completely viable for many people, and you should accommodate this lifestyle. Make property owners do something with properties that have been empty and unused for ages. they are an eye sore at the least. Encourage our town to do a facelift on itself and its personality. Stop with all the apartments; apartments are the life suckers of all finances. We need happy people, financially flourishing people ... housing is the place to start. 2/28/2022 10:54 AM
33 Affordable Housing projects for a single parent who needs assistance because it’s too expensive for rent an apartment or buy a house here. We are here for long years but still can’t afford it. My children needs some spaces because we’re living with a lot of different families here in the house because income isn’t enough to pay for the rent, pay bills, food, gas and etc. we don’t want to move out in a different state because my kids love his school and like to be stable when it comes to his education.
2/26/2022 10:17 AM
34 American Canyon is a diamond in the rough. Watson Ranch is going to add to the City undoubtedly. We need more affordable single-family options. Town houses and condos might be a great addition. However, DO NOT forget about the enormous traffic issue between Airport Dr and American Canyon Rd. 2/25/2022 7:44 PM
35 PLEASE....PLEASE stop adding more people to the City before addressing traffic and water. 2/25/2022 3:27 PM 36 New housing should be limited in height and density. I like the quiet and family friendly community. Safe and clean. 2/25/2022 3:25 PM 37 Senior housing, more single family housing thats affordable. 2/25/2022 3:01 PM 38 Areas/communities which alternate housing arrangements ADU homes with Co-housing…..etc should be focused in. 2/25/2022 2:51 PM 39 AC really needs to avoid becoming another Napa. Few if any people moved here for that. AC drew families due to affordability and good family feeling. That is being lost due to greed. Need more family friendly things to do. Do not need more housing. Need to use what we have in way beneficial to average citizen. 2/25/2022 2:26 PM
40 We can only grow so much. We have a Highway to the east and water the west. Solano County to the south and an Airport to the north. Not sure who's doing the traffic studies but they are lying to you. Before you build a house, you must have good foundation.
2/25/2022 1:55 PM
41 Young adults (service economy) working in the city, including those with intellectual or developmental disabilities need access to independent housing.
2/24/2022 2:59 PM
42 Please put a stop to rent hikes. The rent is out of control in American Canyon. Housing prices are out of control. Kids who grew up here have to move out of town to find affordable housing. The income limit on help is too low 2/24/2022 7:57 AM
43 Tiny homes in back yards and fewer restrictions, fees for adding space to a home. 2/23/2022 8:56 PM 518
ATTACHMENT 7
Public Hearing Notice Survey
Jurisdiction Notice Radius Code Citation Who Receives
American Canyon 300 Feet Section 19.40.050 Property Owners, Applicants, Individuals that Requested Calistoga 300 Feet Section 17.40.030 Property Owners
St. Helena 300 Feet Section 17.08.070 Property Owners, Applicants, Individuals that Requested Yountville 300 Feet Section 17.180.040 Property Owners, Applicants, Individuals that Requested Fairfield 300 Feet or
500 Feet at Director’s
discretion
Section 25.43.2 Property Owners, Applicants, Individuals that Requested or anyone at Director’s discretion
Benicia 500 Feet Section 17.104.040 Property Owners, Applicants City of Napa 500 Feet, 750 Feet or
1,000 Feet until 30
notices are achieved
Section 17.68.070 Property Owners, Applicants, Service Providers, Individuals that Requested
Napa County 1,000 Feet 18.136.020 Property Owners, Applicants, Service Providers, Individuals that Requested
519
Public Hearing Notice Distance – 300, 500, and 1,000 feet 300 Feet = 16 Parcels 500 Feet = 43 Parcels 1,000 Feet = 164 Parcels 520 ATTACHMENT 10
521
522
Yes
30 days
Public Review Period 45 days
30 days
7-14 days
15-30 days
30 days
1 Prior to submittal applicant and City shall discuss City requirements for technical studies and confirm anticipated environmental issues to be studied. 2 Application includes project Narrative, preliminary site plan, preliminary elevations, preliminary grading plan, preliminary utility plan and City's environmental worksheet. 3 Balance of application shall include floor plan, roof plan, cross sections, landscape plan, photometric , exterior lighting detail, color board, final grading plan, final utility plan, final elevations, truck turning plans, preliminary title report, mailing labels, parcel or tentative map. 4 EIR consultant and sub consultants complete site photos, arborist report, geotechnical report, Phase I environmental, biological, noise, air, traffic and other necessary studies. City toreview studies where appropriate prior to preparation of EIR. 5 Recommend approval of EIR, general plan amendment and zoning. Approve map, design permit, etc, subject to City Council approval of EIR, general plan and zoning. 6 Approve EIR, general plan amendment and zoning.
90 days
30 days
Citywide Development Review Process
523
524
525
526
1 City of American Canyon
Active Community Development Projects
September 2022
Project Applications Under Review
No. Project Name Applicant Description Location/Area Application Status Planner

1. Watson Ranch Specific
Plan Amendment (PL22-
0023)
American Canyon
I, LLC
Refinement to the Watson
Ranch Specific Plan
North of Vintage
Ranch
8/26/22 Application submitted Brent
Cooper

2. Napa Junction Solar
Farm and RV Parking
(PL22-0022)
RH Hess
Development
A preapplication to evaluate
access issues to a minor utility
solar farm with RV parking.
5381 Broadway

2.4 acres
8/25/22 Application submitted
9/14/22 Project Review Committee
discussion with applicant
William
He

3. Chicken Guy Restaurant
(PL22-0021)
Chandi Hospitality A Design Permit for a 2,818
sqft quick serve drive-thru
restaurant
200 American
Canyon Road

1.03 acres
8/22/22 Application submitted William
He

4. 5555 Broadway building
Preapplication (PL22-
0020)
Intersection A Preapplication to evaluate
building improvements and
outdoor uses at the rear of the
site.
5555 Broadway

7.04 acres
8/12/22 Application submitted
8/31/22 Project Review Committee
discussion with applicant
9/7/22 Comments to applicant
William
He

5. Napa Airport Commerce
Center Development
Agreement (PL22-0019)
Panattoni Annual review of the Napa
Airport Commerce Center
Development Agreement
Southeast corner
Devlin Road/S. Kelly
Road
8/1/22 Application submitted
9/6/22 City Council approved
Brent
Cooper

6. Giovannoni Logistics
Center Development
Agreement (PL22-0018)
Buzz Oates
Construction
Proposed Development
Agreement to extend the term
of proposed entitlements
East and West of
Devlin Road, north of
Green Island Road
200 acres
8/1/22 Application submitted
9/1/22 Application on hold pending
entitlement approvals
Brent
Cooper

7. Watson Ranch Lot Line
Adjustment (PL22-0017)
American Canyon
I, LLC
Reconfiguration between Lots
19 and Adjusted Lot C.

Marcus Road

13.6 acres
6/30/22 Application submitted
7/20/22 Comments to applicant
8/11/22 Application approved
William
He
ATTACHMENT 9
527
City of American Canyon Active Projects
2 Project Applications Under Review
No. Project Name Applicant Description Location/Area Application Status Planner

8. PG&E Regional Center
Traffic Impact Fee
Revision (PL22-0024)
Corporate Real
Estate Strategy &
Services
A proposed reduction in traffic
impact fees based on a change
to the project operations.
500 Boone Drive 7/15/22 Application submitted William
He

9. Sunstone Tattoo Shop
(PL22-0014)
Daniel Velasco Revise allowable services to
include body piercing
3433 Broadway,
Suite B
6/1/22 Application submitted
6/28/22 Application placed on hold
William
He

10. Hotel @ The Ruins (PL22-
0012)
McGrath
Properties
American Canyon,
LLC
A proposed hotel at the
Watson Ranch Ruins &
Gardens with up to 200 hotel
rooms, conference facilities
and event venues.

Southeast corner
Rolling Hills/Rio Del
Mar

19.8 acres
5/16/22 Application submitted
6/13/22 Comments to applicant
William
He

11. Residences at Napa
Junction (PL22-0011)
American Canyon
Ventures LLC
453 multi-family rental
dwellings with associated
parking and amenities.
1000 Reliant Way
15 acres
5/2/22 Application submitted
6/1/22 Comments to applicant
William
He

12. Carwash Preapplication
(PL22-0010)
Blackpoint
Properties
Preapplication to answer due
diligence questions for a
potential drive-thru fast food
restaurant or carwash
3885 Broadway

1.01 acres
4/18/22 Application submitted
5/5/22 Comments to applicant
7/19/22 Applicant preparing studies
and design for a carwash CUP
9/22/22 PC Workshop on carwash use
in BDSP
William
He

13. Home2Suites Major
Modification (PL22-
0007)
Napa Valley
Hospitality, LLC
Proposal to modify
underground overhead utility
condition of approval
3701 Main Street
2 acres
3/29/22 Application submitted
5/11/22 Comments to applicant
6/23/22 PC Continued Item to 7/28/22
7/20/22 Applicant reviewing potential
substitute undergrounding conditions.
9/22/22 PC Review
William
He

14. Napa Logistics Park Road
improvement mitigation
amendment (PL21-0033)
Orchard Partners Revise the Napa Logistics
Improvement Agreement to
match “as-built” traffic impacts
with roadway improvements
South of Napa
Airport
11/15/21 Application submitted
1/18/22 Applicant preparing CEQA
document
5/26/22 Application resubmittal
8/2/22 CC approved
Erica
Ahmann
Smithies
528
City of American Canyon Active Projects
3 Project Applications Under Review
No. Project Name Applicant Description Location/Area Application Status Planner

15. Sunsquare Mixed Use
Building (PL21-0020)
John Howland
Architect
3-story mixed-use building
with 20 apt units over a 9,820
SF office
425 Napa Junction
Road
8/3/21 Application submitted
8/20/21 Comments to applicant
12/1/21 Applicant on 6 month hold
William
He

16. Giovannoni Logistics
Center (PL20-0042, PL20-
0043)
Buzz Oates
Construction
Design Permit, Tentative Map
and EIR for approximately 2.4
million sqft logistics center and
Design Permit for two
warehouses. Building A is
627,976 square feet; and
Building B is 469,512 square
feet
300 Green Island
Road (Bldg A)
1200 Devlin Road
(Bldg B)
70 acres
11/13/20 Application submitted
12/12/20 Comments to applicant
01/05/21 Application resubmitted
01/12/21 Notice of Preparation (NOP)
published
2/3/21 NOP scoping meeting
5/20/22 Draft EIR Public review period
starts
7/20/22 EIR Public review period
ended. Preparing responses to
comments
Brent
Cooper

17. SDG Commerce 217
Distribution Center
(PL20-0008)
SDG Commerce
217, LLC
Conditional Use Permit for a
new 217,000 sqft distribution
warehouse.
1075 Commerce
Court

10.39 acres
3/18/20 Application submitted
1/28/21 PC Review continued to 2/25
2/25/21 PC Approved
3/5/21 Appeal Received
7/20/21 City Council appeal continued
8/2/22 Appeal withdrawn
William
He

18. Element 7 Cannabis
Business Permit
(PL19-0008)
Element 7 Construct a 7,000 square foot
building for Cannabis
manufacturing, distribution
and non-storefront retail
(Delivery) business.
1300 Green Island
Road
4/10/19 Application submitted
9/29/20 Application on Hold
9/20/21 Applicant confirmed Hold
status
Brent
Cooper

19. Reesan Live, Inc.

Cannabis Business
Permit (PL19-0024)
Reesan Live, Inc. Construct an 82,328 sqft 2-
story warehouse for cannabis
cultivation, manufacturing,
distribution and nonstorefront
retail delivery.
834 Green Island
Road
8/16/19 Application submitted.
4/1/20 Project on Hold
9/20/21 Applicant confirmed Hold
status
Brent
Cooper
529
City of American Canyon Active Projects
4 Major Building/Grading Permits
Project Name Description Location Area Status Staff
Liaison

1. SDG 217 Warehouse
Building Permit (BP22-0436)
Building Permit for a
217,294 sqft warehouse
1075 Commerce
Ct

10.38 acres 8/18/22 Application submitted
9/15/22 First Plan check
Tom
Trimberger

2. Napa Cove Improvement
Plans and Grading (DV22-
0001)
Grading and Improvement
plans for the Napa Cove
Apartment project.
3787 Broadway 3.48 acres 1/18/22 Application submitted
2/4/22 First Plan check
3/21/22 Grading permit approved
Edison
Bisnar

3. Napa Cove Building Permits
(BP22-0017, 0018, 0019)
Building Permits for the
Napa Cove Apartment
Project
3787 Broadway 3.48 acres 1/19/22 Application submitted
2/1/22 First Plan check
3/21/22 Permits issued
Tom
Trimberger

4. PG&E Regional Center
Improvement Plans (DV21-
0018)
Improvement plans for the
PG&E Regional Center
500 Boone Drive 24.5 acres 10/19/21 Application submitted 12/01/21 First Plan Check
01/13/22 Second Plan Check
02/14/22 Third Plan Check
Edison
Bisnar

5. Watson Ranch Lot 10 Rough
grading and Subdivision
Improvement Plans (DV21-
0014, 0015)
Rough grading and site
improvements for WRSP
Lot 10
Northeast corner
Marcus Road/Rio
Del Mar East

27.17 acres 11/08/21 Application submitted
12/08/21 First Plan Check
01/03/22 Second Submittal
01/13/22 Second Plan Check
01/21/22 Third Submittal
1/24/22 Rough Grading Permit
approved
Edison
Bisnar

6. Watson Ranch Lot 10 Model
Home Building Permits
(BP21-0522, 0523)
Model Homes for Watson
Ranch Lot 10
Northeast corner
Marcus Road/Rio
Del Mar East

27.17 acres 12/02/21 Application submitted
12/20/21 First Plan Check
02/10/22 Second Submittal
Tom
Trimberger

7. Lemos Pointe Building
Permit (BP21-0291 – BP21-
0298
186 modular affordable
apartment units
Northwest
corner Marcus
Road/Rio Del
Mar East

6.7 acres 6/28/21 Application submitted
11/23/21 Building Permits issued
Tom
Trimberger

8. Lemos Pointe Grading
Permit (DV21-0007)
Rough grading for the
Lemos Point Apartment
Project
Northwest
corner Loop
Road/Rio Del
Mar

6.7 acres 6/9/21 Application submitted
8/9/21 Application approved.

Edison
Bisnar
530
City of American Canyon Active Projects
5 12. Fume Commercial Cannabis
Will Serve (DV20-0014)
Extend reclaimed water line
to supply irrigation demand
of the project.
180 Klamath Court 1.37 acres 12/16/20 Will serve and wastewater study received
1/28/21 PC approved the CUP
3/26/21 Will Serve comments to the
applicant.

Edison
Bisnar
Major Building/Grading Permits
Project Name Description Location Area Status Staff
Liaison

9. Watson Ranch Lot 14/15
(Artisan) Grading and
Improvement Plans (DV21-
0012, 0013)
Rough grading and site
improvements for WRSP
Lot 14/15.

Northern
terminus of
Summerwood

11.97 acres 08/25/21 Application submitted
10/08/21 First Plan Check
10/29/21 Second Submittal
11/15/21 Rough Grading Permit
approved
5/13/22 Improvement Plan approved
Edison
Bisnar

10. Watson Ranch Lot 14/15
(Artisan) Model Home
Building Permits (BP21-
0513, 0514, 0515)
Model Homes for Watson
Ranch Lot 14/15.

Northern
terminus of
Summerwood

11.97 acres 11/30/21 Application submitted
5/4/22 Permits approved
0/1/22 Remaining fee payment
requested
Tom
Trimberger

11. Napa Junction III Building 6B
North Bay Urgent Care
(BP19-0495)
Construct a 6,000 sqft
single story medical office
building.
416 Napa
Junction Road

1.06 acres 11/26/19 Application submitted
2/13/20 Awaiting completion of
improvement plans
9/30/20 Permit approved
5/25/21 Permit issued
6/27/22 Final construction documents
submitted
William He
531
City of American Canyon Active Projects
6 15. Home2Suites Will Serve and
Improvement Plan (DV19-
0015)
Will serve application and
improvement plans for a
102-room hotel.
3701 Main Street 2.0 acres 9/5/19 Will Serve Application submitted 5/25/20 Improvement Plan Application
submitted
4/5/22 Council approved fee
reimbursement request
8/10/22 2nd Change Plan Approved
Edison
Bisnar
Major Building/Grading Permits
Project Name Description Location Area Status Staff
Liaison

13. Canyon Estates (DV18-0023) Improvement plans,
grading plans, potable
water pump station plans
and Final Map.

Northeast corner
Silver Oak/
Newell Drive
35 acres 10/31/18 Applicant submitted
4/17/19 3rd submittal received
5/22/19 Pump station submittal
received
6/13/19 Grading and Improvement Plan
Comments to applicant
7/14/20 Preconstruction meeting
3/19/21 Preconstruction meeting
3/22/21 Begin Construction
PW
Engineering

14. Copart (DV20-0008) Grading permit for an auto
storage lot and office
building Conditional Use
Permit PL18-0019.
1587 and 1660
Green Island
Road
20 acres 4/23/20 On-site private wastewater
treatment system application submitted
to the County
8/13/20 1st Submittal received
10/1/20 1st Plan Check returned
12/3/20 2
nd Submittal received
2/11/21 2nd Plan Check returned
5/12/22 Grading Permit approved
Edison
Bisnar
532
City of American Canyon Active Projects
7 16. Home2Suites Building
Permit (BP19-0499)
Building permit for 102
room hotel.
3701 Main Street 2.0 acres 12/3/19 Application submitted 8/9/22 BP Issued
Interwest

17. Circle K and Fuel station
Improvement Plans (DV20-
0003)
STEM, LLC Improvement
plans for a new
Circle K fuel station
and convenience
store.
112 Lombard

2.25 acres
4/13/20 Application submitted
10/4/21 Grading permit approved
Edison
Bisnar

18. Circle K Fuel Station Building
Permit (BP20-0457, BP20-
0458)
STEM, LLC New Circle K fuel
station and
convenience store.
112 Lombard

2.25 acres
10/14/20 Application submitted
10/25/21 Convenience store building
permit issued
10/26/21 Gas Station canopy building
permit issued
Interwest

19. PG&E Regional Center
Improvement Plans (DV21-
0018)
Turner Construction Improvement
plans for the PG&E
Regional Center
500 Boone

11.96 acres
10/19/21 Application submitted Edison
Bisnar

20. Single Family Home
Improvement Plans (DV21-
0019)
Hoi Wong Improvement plan
for a new singlefamily home.
219 Rio Del Mar 11/17/21 Application submitted
5/12/22 2nd Plan Check comments
Edison
Bisnar
Major Building/Grading Permits
Project Name Description Location Area Status Staff
Liaison
533
City of American Canyon Active Projects
8 Major City-Initiated Projects
Project Name Description Location Area Status Staff

1. Comprehensive General
Plan Update
Review and update to bring the
General Plan into conformance
with current State standards and
community values
Citywide N/A 7/1/19 Drafting a Request for
Proposal (RFP)
1/13/22 Modified “fast-track”
technical update scope approved
6/7/22 City Council NOP approved
9/1/22 Administrative draft elements
reviewed by staff
Brent Cooper

2. 6
th Cycle Housing Element
Update
Consistent with State Law, update
the City’s Housing Policies for an
8-year period 2023 - 2031
Citywide N/A 9/1/20 Reviewing administrative draft
documents
10/18/22 Joint CC/PC workshop
scheduled
Brent Cooper

3. Paoli/Watson Lane
Annexation (PL19-0003)
General Plan Amendment,
rezoning, and annexation of the
Paoli/Watson Lane Property.

Southeast of
Paoli Loop/SR-29
80 acres 9/5/17 City Council authorization to
proceed
5/28/20 City received a Property
Owner notice of intent to circulate a
petition to annex the Paoli
Loop/Watson Lane Property.
5/16/22 Annexation efforts returned
to City initiated. Consultant preparing
CEQA scope documents.
9/7/22 NOP Comment period begins
9/21/22 NOP Workshop scheduled
City Manager
534
City of American Canyon Active Projects
9 Major Regional Projects
Project Name Description Location Area Status Staff Liaison

1. Napa Valley Transportation
Authority 2045 Countywide
Transportation Plan
Update the 2015 NVTA
Countywide Plan with new
mobility priorities for the next 25
years.

Napa County N/A
8/19 Project Kick-off
9/19 – 01/20 Public Input
01/21 Drafting the Plan
Alberto
Esqueda
(NVTA)

2. Regional Working Group on
Climate Change
Countywide Working Group to
evaluate efforts to adopt policies
that will combat climate change.

Countywide N/A Most recent meeting: 2/26/21
Regular ongoing meetings continue.

Brent Cooper

3. Napa Valley Transportation
Authority Highway 29 PID
Study
Project Initiation Document (PID)
for Highway 29 through American
Canyon
American
Canyon N/A
10/4/21 NVTA and American Canyon
workshop
2/16/22 NVTA Board of Directors
voted to remove the six-lane option
from future study.

Kate Miller
535