1 Planning Commission / City
Council Study Session
October 18, 2022
Housing Element Update
What is a Housing Element?
• One of the required sections of
the City’s General Plan
• A comprehensive strategy to
meet the City’s housing needs
• Must be updated every eight
years, approved by the State
• Current update known as “6th
Cycle”
• Planning period 2023-2031
Assessment of
housing needs and
fair housing issues
Analysis of constraints
to developing housing
Inventory of land that
can accommodate
housing need
Policies and programs
to address housing
needs
A Housing Element must contain:
Community Outreach
• Project website with videos in Spanish
and English
• Two virtual workshops
• Online survey
• City staff attended community events
• Stakeholder interviews with housing
developers and service providers
What is the City’s Housing Need?
4 Regional
Housing
Needs
Allocation
(RHNA)
Process:
CA Dept of
Housing &
Community
Development
• Determines
statewide and
regional
housing need
Association of
Bay Area
Governments
• Allocates a
share of the
regional
housing need
to each
city/county
City of American
Canyon
• Determines
how to meet its
share
of the regional
need
Household Income Level Number of Units
Very Low Income (< 50% AMI) 169
Low Income (50% - 80% AMI) 109
Moderate Income (80% - 120% AMI) 95
Above Moderate Income (> 120% AMI) 249
Total 622
How will the City meet its housing need?
Process:
1. Account for the number of units in review—“pipeline projects”
2. Estimate number of ADUs expected to be built during the housing element period
3. Utilize sites undeveloped but zoned for residential uses
4. If planned projects and existing sites still short of City’s share of RHNA, rezone sites to accommodate remainder
City has enough planned units to meet its share of RHNA—no rezoning necessary
Approved and Pending Projects
Housing Needs Assessment
7 Demographics
• Aging population
• Racial diversity is increasing
• Higher median income compared to the rest of Napa County Jobs-to-Housing
• Many residents work outside the city
• Long commutes
Housing Stock
• Lower median home prices compared to the rest of Napa County • Many residents spend >30% of income on housing, especially renters • Majority of housing in the city is single-family homes • 30% of the housing stock is more than 40 years old
Affirmatively Furthering Fair Housing
• New requirement in 6th Cycle Housing Elements
• Defined as “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.”
• Data analysis:
• Opportunity maps—economic, environmental, educational outcomes
• Transit access, Walk Score data
• Public input collected
Affirmatively Furthering Fair Housing Findings
American Canyon is a “Minority Majority” community and
more diverse compared to most of Napa County. White
and Asian residents comprised the largest racial/ethnic group, followed by Hispanic/Latino residents.
Race & Ethnicity
84% are family households. Households with children
comprised 41% of households, which is higher than the
county average.
Familial Status
Median household income of $101,792, is 15 percent higher than the median income for Napa County.
Income
11% live with one or more disability. Serious difficulty walking (ambulatory difficulty) is the most common
disability in American Canyon.
Persons with
Disabilities
Affirmatively Furthering Fair Housing Findings
• Linguistic isolation
• Need for continued fair housing enforcement and outreach • Dominance of single-family homes limits housing choice • Most households are overpaying for housing (renters and owners) • Lower-income homeowners need rehabilitation assistance • More affordable housing funding needed
• More senior services and housing needed
• More supportive and transitional housing needed
• Limited options for non-vehicle transportation (walking, biking, transit)
Programs – new
• Zoning code updates to address identified constraints • Consistency with state law
• Evaluate zoning standards and modify to address constraints • Parking standards
• Seek additional funding for affordable housing
• Seek additional funding for homebuyer assistance program • Ensure access to opportunity and housing choice
• Funding affordable housing throughout city
• Encourage NVTA to improve public transit
• Improve pedestrian and bicycle infrastructure
Next Steps
State agency review
• November 2022
Planning Commission Review
• Spring 2023
City Council Review & Consider
Adoption
• Spring 2023
More Information: amcan2040.org
City Council/Planning Commission
Public Hearing Procedure Ordinance
October 18, 2022
• City’s Ordinance Mirror’s State Law (Government Code
section 65091(a)(4) )
• 300 Feet From Outer Property Boundary
• Sent to Property Owners
• Notice in General Newspaper 10 days before hearing
• If notice equals 1,000 owners, a Newspaper Ad at least oneeighth page is allowed Is a 300-Foot Public Hearing Notice
Sufficient?
Plus:
Outreach Methods
Project Outreach Methods
Project Outreach Methods
Applicant and Staff
Letter Outreach
• 300 Feet = 16 parcels
• 500 Feet = 43 parcels
• 1,000 Feet = 164 parcels
Notice Distance
Comparison
Public Hearing Notice Comparison
Jurisdiction Notice Radius
American Canyon 300 Feet
Calistoga 300 Feet
St. Helena 300 Feet
Yountville 300 Feet
Fairfield 300 Feet or
500 Feet at Director’s discretion
Benicia 500 Feet
City of Napa 500 Feet, 750 Feet or 1,000 Feet until 30
notices are achieved
Napa County 1,000 Feet
• Greater use of Gov Delivery
Services for Project
Submittal Notification
Additional Notice Ideas
Thank You!
Comments & Questions