City Council/Planning Commission Public Hearing
January 31, 2023
6 th Cycle Housing Element Update
2 What is a Housing Element?
3 Housing Element Introductory Video
Ver en español en
CityofAmCan.org/Housing
4 How Well Did AC Achieve the 5th Cycle Housing Element? How is the 6th Cycle Housing Need Determined?
5 Regional
Housing
Needs
Allocation
(RHNA)
Process:
CA HCD
Determines
8-Year ABAG
housing
need
ABAG
Allocates a
share of the
RHNA to
each
city/county
American
Canyon
Determines
how to
achieve RHNA
Household Income Level Number of Units
Very Low Income (< 50% AMI) 112
Low Income (50% - 80% AMI) 65
Moderate Income (80% - 120% AMI) 75
Above Moderate Income (> 120% AMI) 194
Total 446
June 9, 2020 Jan 12, 2022 Mar 30, 2022
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
6 HCD Approves ABAG RHNA
January 12, 2022
“HCD is committed to assisting ABAG’s local
governments in preparing and implementing
Housing Elements to effectively address the
region’s housing need.
Local governments are encouraged to
develop local land use strategies to
maximize land resources and encourage
affordable housing and a variety of housing
types, thus furthering the state’s economic,
fair housing, and environmental objectives.”
7 Community Outreach • Project website
AmCan2040.org with
videos in English &
Spanish
• Two virtual workshops • Online survey • Stakeholder interviews with housing developers
and service providers
8 Community Outreach
Housing Needs Assessment
9 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
(AFFH)
Programs must constitute meaningful
actions to address disparities in housing
needs and in access to opportunities
Sites for lower income housing with
AFFH lens:
• Sites dispersed throughout
community
• High opportunity areas
• Sites in lower income areas need
to be accompanied by programs
creating opportunity (schools,
jobs, etc.)
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
• 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) 12 Affirmatively Furthering Fair Housing Findings
- 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
13 Programs - New
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
The City of American Canyon has enough planned units to meet its share of RHNA—no rezoning necessary
14 How Does A City Meet its RHNA Housing Need?
15 Specific Plans and General Plan Amendments
RHNA Source
Very Low
Income
(<50% AMI)
Low Income
(50-80% AMI)
Moderate
Income
(80-120% AMI)
Above
Moderate
Income
(>120% AMI) Total
ABAG RHNA Allocation 112 65 75 194 446
Watson Ranch Transfer 2010* 46 38 18 47 149
Valley View Transfer 2017* 11 6 2 8 27
Total RHNA 169 109 95 249 622
Total Inventory 202 129 410 815 1,556
RHNA Buffer (DUs) 33 20 315 566 934
RHNA Buffer Percent 20% 18% 332% 227% 150%
*RHNA transfer units are modified from the Signed Agreements by Napa County RHNA Transfer Request to MTC per Gov Code Sec 65584.07 17 6th Cycle RHNA Compliance Table
1. Napa Housing Authority is actively advertising HOME and CalHOME Grant program to our community via press release, social media, and our local lenders. They met with lenders to describe the programs and clarify any questions.
2. City is active member/supporter of Napa Sonoma ADU Center.
3. City staff is on the Napa Sonoma Housing Collaborative Steering Committee.
4. Planning Commission members and staff registered for League of Cities Planning Commissioner Institute in March.
5. Processed 9 ADU Building Permits.
6. Lemos Pointe Affordable Apartments construction continues 186 units.
7. Napa Cove Affordable Apartments began construction 66 units.
8. City supported Section 8 vouchers for Napa Cove.
18 Housing Activity Since January 12, 2022
9. Building Permits issued for 90 single family homes in Watson Ranch.
10. Plan checking building permits for 219 multifamily homes on Oat Hill.
11. City extended approval of a 4-lot single family subdivision on West Carolyn Dr.
12. Processing a 216-unit single family Newell Family subdivision.
13. Processing a 25-unit single family Watson Ranch subdivision.
14. Processing a 453-unit apartment community at Napa Junction. 19 Housing Activity Since January 12, 2022
1. City more than satisfied its Housing obligations in the 5th Cycle.
2. City housing leadership over past 15+ years enables 6th Cycle Element with no need for RHNA rezoning.
3. City actively seeks public input on all issues, including Housing Element
4. City facilitates housing with regulatory and financial incentives.
5. City has a record of agreeing to a higher RHNA to facilitate housing for projects with strong public support.
6. The City continued to work hard on facilitating housing applications and programs during Housing Element preparation.
7. The Draft Housing Element includes programs that the city has and will continue to implement as we complete the certification process. 20 6
th Cycle Housing Element Key Messages
21 Next Steps
More Information at AmCan2040.org
Questions?