Agenda packet — Sonora City Council, October 20, 2025 (part 2 of 3)

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Exhibit 3-29: Distribution of RHNA Units and City Acreage by TCAC Category Access to Transportation
Access to adequate transportation and a variety of transit options provide opportunities to residents and is an important factor when considering fair housing. Caltrans defines the term “High Quality Transit Stops” as a transit stop or corridor with 15-minute or less service frequency during peak commute hours. “High Quality Transit Areas” are within one-half mile of a “High Quality Transit Stop.” This definition does not factor in ridership frequency or the physical structure/nature of the transit stop. In addition, this definition does not consider investments in public transportation infrastructure or safety.

Per the Caltrans definition, the AFFH data viewer reports no “High Quality Transit Stops” or “High Quality Transit Areas” within the City of Sonora or the greater Tuolumne County. As a small city with approximately 5,000 residents, the level of transit frequency (every 15-minutes or earlier) to qualify as a “High Quality” is essentially prohibitive to any transit stop in the community or region receiving this definition.

Several transit stops are located within the City, as mapped below. The City completed a $2.6 million dollar project to install new bus stops, crosswalks and sidewalks in Downtown Sonora on Stockton Road at Green Street and Washington Street. Tuolumne County Transit Agency (TCTA) provides service at bus stops within the City of Sonora through Route 1 – the Sonora Loop. This line includes 10 transit stops within or near the City, and additional transit stops can be made by request through TCTA’s on-demand service. Areas within a half mile of these transit stops are considered transit stop areas. Exhibit 3-30, Transit Stops, show these transit stops and surrounding transit stope areas throughout the City.
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Exhibit 3-30: Transit Stops
The majority of the City’s developed and urbanized areas are within a transit stop area. In addition, the Lemke Opportunity Site is mapped within a transit stop area for service along Route 1 – Sonora Loop. While residential areas in northern portions of the City are not included in a transit stop area, TCTA offers Dial-Your-Ride services, Rides for All Program (free us fairs) and volunteer driver programs (TRIP) to accommodate unmet transit needs within the county.

CalEnviroScreen 4.0
CalEnviroScreen 4.0 is a tool that identifies communities in California affected by pollutants and polluting factors such as ozone, particulate matter, drinking water contaminants, pesticide use, lead, toxins, diesel particulates, traffic 296
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density, cleanup sites, groundwater threats, hazardous waste,solid waste, and impaired water bodies. This database also measures population health and socioeconomic factors such as cardiovascular disease, asthma rates, educational attainment, poverty, linguistic isolation, and more. A higher score indicates disadvantageous environmental and/or economic outcomes, while a lower score indicates positive environmental and/or economic outcomes. CalEnviroScreen data also informs the TCAC environmental opportunity scores discussed in previous sections. Exhibit 3-31, CalEnviroScreen 4.0, shows the environmental composite score categories for census tracts within the City.

Exhibit 3-31: CalEnviroScreen 4.0
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Census Tract 11 has a CalEnviroScreen composite score percentile of 35.20 indicating relatively low pollutant impacts and generally positive environmental outcomes. Census Tract 12 and Census Tract 41 both have CalEnviroScreen composite score percentiles in the 40 to 60 range; Tract 12 has a score 56.82 and Tract 41 has a score of 47.73 indicating average environmental impacts. These percentile scores indicate about average or better than average environmental and economic outcomes for each census tract within the City.

Exhibit 3-32: Distribution of RHNA Units and City Acreage by CalEnviroScreen 4.0 Percentile Score
Findings
There is high variation in resource categories within the City, with moderate resource areas in the northwest, low resource areas in the central City, and high resource areas in the southeast. The areas with lower opportunity scores have a generally lower median income and more cases of poverty.

A similar pattern is shown in the CalEnviroScreen percentiles, with improved in the northwest area compared to central Sonora. The RHNA units are distributed with a relatively same proportion as the City makeup as a whole. As such, distributing RHNA units across the opportunity categories is unlikely to exacerbate any conditions or make any negative changes to the resource designation..

Disproportionate Housing Needs
Substandard Housing
The AFFH Rule Guidebook defines disproportionate housing needs as a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when 298
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compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area (Code of Federal Regulations). The analysis is completed by assessing cost burden, overcrowding, and substandard housing. The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in Tuolumne County.

Disproportionate housing needs are determined by finding trends in housing problems in the population by race, household size, or household age. A housing unit is considered substandard or having a housing problem if it has one or more of the following housing conditions:
• Housing unit lacks complete kitchen facilities
• Housing unit lacks complete plumbing facilities
• Household is cost burdened
• Housing unit is overcrowded
Large and elderly households are often more likely to experience housing problems. A large household is a household with three or more children, but is also often calculated as a household with five or more people. An elderly household is calculated as any household with a person over 62 years of age.

According to local officials,substandard housing is concentrated in the central area of the City . These neighborhoods are also on average of lower median income and have a higher proportion of the elderly population. This may be indicative of fixed incomes or older housing stock in need of repair. The City’s Code Enforcement Department has a current case load of 7 sites where a property demonstrates extensive dilapidation requiring significant repairs to be safe and habitable, as shown in the figure below. Based on code enforcement trends and age of housing stock, the City estimates that more homes may need significant repair or replacement over the next eight years.

The City conducted a housing survey in 2019 and found that most of the housing stock included in the survey did not need repair. Survey results indicated that 51 percent of the housing stock is older than 50 years. Maintaining these older homes is an important part of the housing stock in Sonora. The City is including Program 1.5 to conduct regular code enforcement inspections to ensure health and safety. As staffing allows, code enforcement inspections will be identified on both a proactive and reactive basis.

Local stakeholders noted a lack of funding for rehabilitating substandard housing stock in the City. The City is including Program 2.1 to pursue Grant Funding for New Housing Production and Housing Rehabilitation. 299
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Exhibit 3-31: Substandard Housing Concentration
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Asian and Hispanic owners, and large household renters experience high rates of housing problems, over 50 percent, while less than 35 percent of large household and White owners experience housing problems. The 0 percent rates shown for Black, Asian, Native American, and Pacific Islander households is due to a lack of the noted population in the City. Rates of housing problems are relatively comparable for each group at the County and City level, with housing problems being more prevalent for owners in Sonora, and more prevalent for renters in Tuolumne County as a whole.

Exhibit 3-33: Housing Problems by Tenure and Race/Elderly/Housing Size Cost burden is when a household spends more than 30 percent of its monthly income on housing costs such as rent, mortgage, or utilities. Large households have more costs to support more people, and may experience cost burden or a lack of excess funds to amend housing problems. Elderly households may be on a fixed income, which affects excess funds necessary for maintenance in an older home bought before retirement. 301
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Exhibit 3-34: Cost Burden by Tenure and Race/Elderly/Housing Size Cost-burdened owners and renters by tract are compared using the 2010-2014 and 2017-2021 ACS data in Exhibit 3-35 and Exhibit 3-36. Tracts throughout the City remained at the same rate of overpayment for owners since 2010.

Rates of overpayment for renters has decreased throughout the majority of the City. Overpayment for renters is slightly higher in central Sonora, where there is also slightly lower median incomes and slightly higher rates of poverty.

Overpayment in the City occurs at the same rate to the County, with 37 percent of households experiencing a cost burden both in the City and Countywide. In most cases, renters have significantly higher rates of overpayment than owners.
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Exhibit 3-35: Overpayment by Owners (2010-2014 and 2017-2021) 303
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Exhibit 3-36 : Overpayment by Renters (2010-2014 and 2017-2021) Overcrowding
A household is considered overcrowded when there is more than one person per room, including living and dining rooms but excluding bathrooms and kitchens. Overcrowding can affect public facilities and services, reduce the quality of the physical environment, and create conditions that contribute to deterioration of the housing stock.

Additionally, overcrowding can indicate that a community does not have an adequate supply of affordable housing and/or variety of suitable housing units to meet the needs of the community. In Sonora, overcrowding is low throughout the City.
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Exhibit 3-37: Sites Inventory and Overcrowded Households by Tract (2017-2021) Overcrowding is slightly more prevalent in Sonora (3.7%) than in the County as a whole (2.5%). Overcrowding is comparable between renters than owners both in the City and regionwide. 305
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Table 3-44: Overcrowding by Tenure
Persons /
Room
Owners Renters Total
Jurisdiction Overcrowded
Households
% of Total
Population
Overcrowded
Households
% of Total
Population
Overcrowded
Households
% of Total
Population

1.01 to 1.50 120 1.9% 30 0.5% 150 2.4%
Sonora >1.50 0 0% 75 1.2% 75 1.2%
Total
Overcrowded 120 1.9% 105 1.7% 225 3.7%

1.01 to 1.50 668 1.0% 815 1.2% 1,483 2.2%
Tuolumne >1.50 45 0.1% 165 0.2% 210 0.3%
County Total
Overcrowded 713 1.0% 980 1.4% 1,693 2.5%
Homelessness
A person is considered homeless who lacks a fixed, regular, and adequate night-time residence; and an individual who has a primary nighttime residence that is:

A) A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill); or B) An institution that provides a temporary residence for individuals intended to be institutionalized; or C) A public or private place not designed for or ordinarily used as, a regular sleeping accommodation for human beings. Homeless individuals do not include individuals imprisoned or otherwise detained pursuant to an Act of the Congress or a state law (U.S. Code Section 11302).

Homeless individuals within the City include, but are not limited to: victims of domestic violence, persons with mental illness, persons suffering from addiction disorders, those with inadequate incomes, families with singleheads of households, and unaccompanied minors.

In Sonora, there is a higher concentration of people experiencing homelessness in the central area of the City, but homelessness is present throughout all areas, as shown in the figure below. These areas are in close proximity to transit stops and supportive services. The City is including Program 7.1 to maintain existing shelters and facilitate the provision of transitional shelters or housing, supportive housing, emergency and homeless shelters, and single room occupancy units.

Both residents and City employees that were surveyed indicated homelessness as a top priority for the City to address in the 7th Cycle.
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Exhibit 3-37: Concentrations of Homelessness
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The Central Sierra Continuum of Care oversaw the preparation of the Central Sierra 2022 Point-in-Time Homeless Census for Tuolumne County (as part of a multi-county effort). According to the Count, Tuolumne County has 266 homeless people both sheltered and unsheltered. Of this amount, approximately 40 percent are categorized as chronically homeless individuals. Of the three counties involved, Tuolumne County has the most homeless people reported compared to Amador (184 individuals), Calaveras(122 individuals), and Mariposa (46 individuals) Counties.

According to the Police Chief, the majority of the unsheltered homeless people counted within Tuolumne County are in the area of the City. As a regional issue, it is difficult to determine the exact amount within the City as there are homeless encampments along the city limits on both sides of the boundary. The City of Sonora Unsheltered Point-In-Time County in 2022 reports 92 unsheltered individuals, 49 of which are reported to be chronically homeless individuals.

Many individuals and families move in and out of homelessness and shelters over the course of a year. Generally, three types of facilities provide shelter for homeless individuals and families: emergency shelters, transitional housing, and permanent supportive housing:
• Emergency Shelter: A facility that provides overnight shelter and fulfills a client’s basic needs (such as food, clothing, and medical care) either on-site or through off-site services. The permitted length of stay can vary from one day to six months, depending upon whether the shelter is short-term orlong-term. • Transitional Housing: A residence that provides housing for up to two years. Residents of transitional housing are usually connected to rehabilitative services, including substance abuse and mental health care interventions, employment services, individual and group counseling, and life skills training. • Permanent Supportive Housing: Permanent housing that is affordable in the community orservice-enriched housing that is linked with on-going supportive services (on-site or off- site) and is designed to allow formerly homeless clients to live at the facility on an indefinite basis.

Additionally, Rapid Re-Housing programs can be utilized to provide housing relocation, stabilization services, and short- to medium-term assistance to help individuals and families experiencing homelessness move as quickly as possible into permanent or more stable housing.

The most common service needs identified (but unable to obtain) were identified as housing assistance or shelter and employment or employment training. Similarly, the top three services that would have helped prevent homelessness were identified as employment or employment training, housing assistance or shelter and legal assistance.

Table 3-45: Homeless Facilities*
Facility Type Family Units Family Beds Adult Only
Beds Seasonal
Emergency Shelter 28 102 74 0
Transitional Housing 13 41 17 NA
Permanent Supportive Housing 13 35 47 NA
Rapid Rehousing 6 17 24 NA
Total 60 195 162 0
Source: Continuum of Care or HUD; CoC_HIC_State_CA_2017 *Note: Numbers are provided for the Tuolumne, Amador, Calaveras, Mariposa Counties Continuum of Care for which Tuolumne County is a participating member. Numbers represent homeless needs for the total Continuum of Care area. 308
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Across the homeless facility types, there are 60 family units, 195 family beds, and 162 adult only beds. Emergency shelter has the most family units (46.7 percent), family beds, (52.3 percent) and adult only beds (46.7 percent). None of the facility types are seasonal.

Homeless Support Services
David Lambert Community Center/Drop-in Center: This facility provides a place for socialization for the mentally ill and other homeless individuals. The center is located at 347 W. Jackson St., Sonora.

American Red Cross: The Tuolumne County office of the American Red Cross assists residents with temporary housing, food, and clothing in response to disasters. In addition to assisting individual households, the American Red Cross has played an important role in the county in response to county disasters, in particular, wildfires.

Churches/Salvation Army/Food Pantries/Clothing/Computer: Other organizations within the City have limited funds set aside for 1-2 night motel accommodations for the homeless (e.g., St. Patrick’s Church, the Salvation Army).

Free community meals are provided at the St. James Episcopal Church (locally known as the Red Church), St. Patrick’s Church and at a local coffee house, the Heart Rock Café. Food pantries are available in the City limits at: the Red Church, Sonora Baptist Church, and St. Patrick’s Church. Clothing, linens, and toiletries are also available at these locations. Computer access is available at the David Lambert Drop in Center in the City and at the main branch of the Tuolumne County Library in Sonora. The Salvation Army Reach program also provides auto repair, assistance with energy and utilities, minor home repairs, transit tickets and related services.

Amador-Tuolumne Community Action Agency (ATCAA): ATCAA offices are based in the cities of Sonora (for Tuolumne County) and Jackson (for Amador County). ATCAA also works with the Calaveras-Mariposa Community Action Agency to implement programsin Calaveras County. ATCAA operates a homeless shelter in the City of Sonora.

ATCAA has assisted the homeless in Sonora and Tuolumne County since 1981 and obtained its first shelter in 1984.

ATCAA successfully worked with the City to acquire ownership of the existing homelessshelter and undertake shelter rehabilitation. ATCAA provides adults and children with emergency and transitional shelter in Tuolumne County, Homeless Prevention rent and utility assistance and Housing and Budget Counseling.

ATCAA provides a deposit assistance program that provides funding for individuals and families covering the necessary funds required for security deposits on rental units. The program provides an opportunity for people to enter into rental housing who are not able to afford the initial investment of a security deposit and first month rent payment.

ATCAA operates the county food bank, based in Jamestown. The food bank solicits, transports,stores and distributes emergency and supplemental foods to individuals and families. The food bank assists community church pantries with emergency food supplies. ATCAA also implements a Home Energy Assistance Program (HEAP) assisting with energy-saving home improvements such as home weatherization, appliance replacement, and providing education on reducing energy costs.

Center for a Non-Violent Community: The Center for a Non-Violent Community (CNVC, formerly known as the Mountain Women’s Resource Center) provides services and resources (including shelter) to victims of domestic violence, sexual assault, and human trafficking. The City previously owned the CNVC Shelter rent free. The City recently transferred ownership of the facility to CNVC, to streamline facility operation and management. The CNVC Shelter provides 11 beds for women and children, and the stay length is 30-days. The reported average client profile is a white married woman under 30, with at least one child under the age of six, in the very low income category. 309
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CNVC offers counseling services, life skills classes, and other resources to those staying in the shelter. The principal funding sources for the shelter are the Office of Criminal Justice Planning, Community Development Block Grants, and private fundraising.

Displacement
The Urban Displacement Project at the University of California, Berkeley, developed a map of “sensitive communities” where residents may be particularly vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Sensitive communities are defined based on the following set of criteria:
• The share of very low-income residents is above 20 percent. • The census tract must also meet two of the following criteria:
o The share of renters is above 40 percent.
o The share of people of color is above 50 percent.
 The share of very low-income households (50 percent AMI or below) that are severely rent burdened is above the county median.
 The census tract, or areas in close proximity, have been experiencing displacement pressures. Displacement pressure is defined as:
• The percentage change in rent in a selected census tract, divided by county median rent increases OR
• Median rent in a selected census tract, minus median rent for all surrounding tracts, divided by median rent for all tracts in county (rent gap).

The majority of Sonora is located within CalFire’s designated Very High Fire Hazard Severity Zone. Residential development is allowed in fire hazard zones if appropriate mitigation measures are incorporated into the development, such as appropriate construction methods, adequate water supply for fire suppression, access for fire apparatus, and fuel modification zones. For this reason, the Fire Hazard designation is not anticipated to lead to resident displacement. The VHFSZ designation does not pose a constraint to development. For developments in high fire hazard zones, both the Fire Department and the Public Works Department will review the project and place Conditions the Approval on the project to ensure that there are no significant negative impacts – Fire will require a Fuel Modification Plan and if necessary Public Works may require additional CEQA analyses and mitigation. Fire Hazard zones are subject to the City's Fire Codes.

Exhibit 3-38 shows the areas vulnerable to displacement as identified by the Urban Displacement Project. All tracts in the City have been identified to have low displacement risk. 310
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Findings
Exhibit 3-38: Estimated Displacement Risk (2022)
Overall, the City of Sonora experiences housing problems and cost burden at a comparable rate to the region as a whole. Overcrowding is slightly more prevalent in the City of Sonora compared to Tuolumne County. Programs to continue homelessness support and displacement prevention in the City include:
• PROGRAM 4.1: Assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households
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• PROGRAM 7.1: Maintain Existing Shelters and Facilitate the Provision of Transitional Shelters or Housing, Supportive Housing, Emergency and Homeless Shelters

3.5.3 Conclusion
The AFFH data generally indicates racially and economically homogenous community in the City of Sonora. No Racially Concentrated Areas of Affluence or Racially Concentrated Areas of Poverty are located within the City. There are no census tracts of non-white concentration, and poverty status is not significantly concentrated within one census tract. While TCAC Opportunity Categories vary amongst census tracts (Census Tract 12 – Low Resource, Census Tract 11 – Moderate Resource, and Census Tract 41 – High Resource), this may be because of land uses outside of the City jurisdiction. As previously discussed, all three census tracts listed above include varying amounts of land outside of the City of Sonora. For example, Census Tract 41 includes a small portion of the City of Sonora, and the unincorporated community of Standard. Land uses in Standard includes significant industrial, construction and storage business, and thus enhancing the Economic Domain Score to 0.89. Comparatively, land outside of the City boundary but within Census Tract 12 primarily includes rural residential uses and is sparsely developed. Here, the Economic Domain Score is 0.33 – even though this census tract includes downtown Sonora and other major commercial corridors within the City.

AB 686 requires cities to prepare a site inventory “to identify sites throughout the community consistent with… its duty to affirmatory further fair housing.” The City of Sonora received an extraordinarily small RHNA allocation of two (2) units, and has identified two vacant sites with development capacity far beyond this allocation. As the majority of the City is located within Census Tract 11 and Census Tract 12, one vacant site was selected within each census tract. The Cuesta Opportunity Site in Census Tract 11 is located at the northernmost portion of the City. The Lemke Opportunity Site in Census Tract 12 is located toward the eastern portion of the City. Through the data analysis outlined above, no major segregation or disparities in access to opportunity were uncovered relating to each census tract. Locating one opportunity site per census tract allows for equitable distribution of opportunity, access, and resources within the City.

Fair Housing Issues, Contributing Factors, and Meaningful Action The table below displays the identified fair housing issues, contributing factors, relative priority, and meaningful actions drawn from the analysis of fair housing. Higher priority is given to factors that limit fair housing choice and/or negatively impact fair housing, per Government Code Section 65583(c)(10)(A)(iv).

The table below provides a detailed overview of actions included in Housing Element Programs that are aimed at affirmatively furthering fair housing. The table separates the actions by their identified fair housing issue and priority level. It provides an overview of each specific commitment, timeline, a geographic targeting, and metric for each program.

Table 3-46: Contributing Factors
Identified Fair
Housing Issue Contributing Factor Action Priority
Outreach and
Enforcement
• Lack of widely publicized housing
information
• Program 1.3
• Program 1.7
• Program 1.8
• Program 6.1
High
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Integration and
Segregation
• Concentrated racial demographics • Program 2.3
• Program 2.4
• Program 4.1
Moderate
Disproportionate
Housing Needs
• Lack of affordable or anymultifamily
housing/diverse housing stock
• Aging housing stock
• Insufficient supply of assisted and
market-rate affordable housing
• Program 1.3
• Program 2.3
• Program 2.4
• Program 4.1
• Program 5.2
• Program 7.1
High
Access to
Opportunity
• Lack of affordable or anymultifamily
housing/diverse housing stock
• Local land use practices
• Program 1.2 Low
Table 3-47: AFFH Actions Matrix
Program Specific Commitment Timeline Geographic
Targeting
2024 – 2029
Metric
Fair Housing Outreach and Enforcement
Program

Post the City’s inventory of at-risk units
on the City’s website and provide a link
from the City’s website to the
California Housing Partnership’s
website.

In addition, assist and support agencies
qualified to acquire at-risk units (and
maintain these units as affordable
housing) through letters of support or
similar actions or by providing funding
assistance for the acquisition of at-risk
units should such funding be available.

The City will work with tenants of atrisk units and provide them with education regarding tenant rights and
conversion procedures. The City will
also provide tenants in at-risk projects
information regarding Section 8 rent
subsidies through the Housing
Authority, and other affordable
housing opportunities in the City. The
Ongoing Citywide Provide a
reliable and
accessible
source of
information to
organizations
interested in the
purchase and
maintenance of
at-risk housing
for low-tomoderate
income
households. No
net loss of
affordable units.
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Table 3-47: AFFH Actions Matrix
Program Specific Commitment Timeline Geographic
Targeting
2024 – 2029
Metric
income groups and to provide city
support for those efforts.

Program

1.7 Support the reduction of contamination
hazards(e.g., lead-based paint, asbestos)
during the rehabilitation of older
buildings by providing information at the
public counter regarding sources of
contamination.

Ongoing Citywide Provide safe
housing options
in older homes
by working with
community
groups such as
the Blue Zones
Project,
Commission on
Aging, ATCAA
and other
community
faces
organizationsto
share
information
about Housing
assistance
programs
Program

1.8 Pursue implementing the following
program:
i. Implement the California Green
Building Code or establish a
similar program for reuse or
recycling of construction and
demolition materials.
ii. Encourage safe sustainability
practices through the collection
of rainwater and the use of grey
watersystemsin order to reduce
the impact on the environment
and promote water
conservation. Post information
on the website concerning grey
water and rainwater design and
permit procedures.
iii. Encourage local agencies’
individual and collaborative
efforts to improve in-home
energy conservation and
weatherization. Promote the
distribution of information on
methods and alternatives for
Ongoing Lower
Opportunity
or Lower
Income
Areas
Provide
information
regarding
energy efficient
programs and
weatherization,
and funding
assistance for
those programs
to a minimum
of 50
households in
the planning
period. Print
100 brochures
for staff to
present and
display at City
Hall
(Community
Development
counter) and
the Senior
Center.
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Table 3-47: AFFH Actions Matrix
Program Specific Commitment Timeline Geographic
Targeting
2024 – 2029
Metric
iii. Encourage local agencies’
individual and collaborative
efforts to improve in-home
energy conservation and
weatherization. Promote the
distribution of information on
methods and alternatives for
improving in-home energy
conservation and
weatherization.

Program

6.1 Facilitate the exchange/consolidation
of the housing assistance information
through further development of the
City’s website and providing
hardcopies of educational materials at
the City’s Community Development
department.

Expand upon and continue to update
the City’s Housing webpage with links
and contact information to the
region’s housing assistance
organizations. Continue published
materials and resource referral
information for renters on the
following subjects: housing
discrimination, landlord-tenant
relations, access to legal aid services
for housing complaints, information on
housing advocacy programs and
similar information. Continue to make
materials available at the Community
Development counter, Senior Center,
and relevant community events.

Ongoing Citywide Provide a “onestop”
information
source for
affordable
housing
information for
City residents.

Print 100
brochures for
staff to present
and display at
City Hall
(Community
Development
counter), Senior
Center and
relevant
community
events. Provide
information to
10 households
annually.

The Community Development
Department shall be the primary
contact for referring tenants and
potential tenants to the appropriate
agencies. The City shall continue
partnership with the AmadorTuolumne Community Action Agency as a fair housing provider.

Integration and Segregation
Program The City will support housing Ongoing Citywide Support the

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Table 3-47: AFFH Actions Matrix
Program Specific Commitment Timeline Geographic
Targeting
2024 – 2029
Metric
commercial zoned property.

Rehabilitate deteriorating buildings,
encourage mixed use development,
and encourage residential units above
commercial establishments in
appropriately zoned districts
throughout the City. The City will work
with applicants to take advantage of
shared parking opportunities and to
provide credit for shared parking for
mixed-use projects. In addition, due to
Sonora’s location in the Fire Hazard
Severity Zone, adequate parking must
be considered.

The City will identify and share
information on infill and re-use sites on
the City’s website and provide
information on the inventory at the
City’s Community Development
Department to promote and
encourage infill development.
applicants at least
twice during the
planning period,
with the first time
by Q4 2026.
categories in
appropriately
zoned locations
served by
adequate public
services.

Establish three
new residential
units above
existing
commercial uses
within the
historic
commercial
district. Receipt
of one new
commercial
development
application
including on-site
housing.

Program

2.4 Pursuant to California Government
Code Section 65583(c)(7), the Housing
Element must include programs to
incentivize and specifically facilitate
ADU construction for lower-income
households. To comply with this and
encourage development of ADUs in
Sonora, the City will:
• The City will encourage housing
developers to utilize pre-development
review to aid in permit streamlining in
the review of final project plans.
• The City will not impose any impact
fee on ADU development less than 750
square feet. Any impact fees charged
for an ADU of 750 square feet or more
shall be charged proportionally in
relation to the square footage of the
primary dwelling unit. The City will not
impose JADU impact fees if previous
impact fees under the existing
residential footprint were already
applied.

Ongoing Citywide Support the
development of
housing across
all income
categories.

Increase the
number of
individuals with
access to
information
relating to ADUs
by printing 100
brochures for
staff to present
and display at
City Hall
(Community
Development
counter) and the
Senior Center.

Permit at least
two new ADU
annually in the
City.
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determine that additional revisions are
necessary to comply with state law, the
City will revise its ADU ordinance within
six months of receipt of comments.

Program

Reduce community opposition to highdensity affordable housing complexes through the provision of smaller (e.g.,
duplex, triplex) infill projects in
appropriately zoned districts.

Ongoing High
Opportunity
or High
Income
areas
Support the
provisioning of
workforce
housing and
housing for all
income levels
(extremely low-
, very low-, low-
, and moderate-
) with equitable
access to
resources and
services in the
City. Support
the
development of
2 lower-income
housing units.

Disproportionate Housing Needs
Program

1.3 Continue to remain apprised of the
California Housing Partnership’s list of
Affordable Housing At-Risk of Conversion
prepared by the California Coalition for
Rural Housing. Notify the agency or
agencies established in the following
program when at-risk units are identified
within the City limits. The City will comply
with all noticing requirements pursuant
to Government Code 65863.10. Post the
City’s inventory of at-risk units on the
City’s website and provide a link from the
City’s website to the California Housing
Partnership’s website.

Ongoing Citywide Provide a
reliable and
accessible
source of
information to
organizations
interested in
the purchase
and
maintenance of
at-risk housing
for low-tomoderate
income
households.No
net loss of
affordable
units.
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inventory of at-risk units on the City’s
website and provide a link from the
City’s website to the California Housing
Partnership’s website.
moderate
income
households. No
net loss of
affordable units.

The City will work with tenants of atrisk units and provide them with education regarding tenant rights and
conversion procedures. The City will
also provide tenants in at-risk projects
information regarding Section 8 rent
subsidies through the Housing
Authority, and other affordable
housing opportunities in the City. The
ultimate goal of this program is to
provide a reliable and accessible
source of information to organizations
interested in the purchase and
maintenance of at-risk housing for
target income groups and to provide
city support for those efforts.

Program The City will support housing Ongoing; Citywide Support the

2.3 opportunities near the City’s Proactively reach development of Commercial Center, including infill out to property housing for all development on vacant residential and owners or potential income commercial zoned property. applicants at least categories in Rehabilitate deteriorating buildings, twice during the appropriately encourage mixed use development, planning period, zoned locations and encourage residential units above with the first time served by commercial establishments in by Q4 2026. adequate public appropriately zoned districts services.
throughout the City. The City will work Establish three with applicants to take advantage of new residential
shared parking opportunities and to units above
provide credit for shared parking for existing
mixed-use projects. In addition, due to commercial uses Sonora’s location in the Fire Hazard within the
Severity Zone, adequate parking must historic
be considered. commercial
district. Receipt
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The City will identify and share
information on infill and re-use sites on
the City’s website and provide
information on the inventory at the
City’s Community Development
Department to promote and
encourage infill development.
of one new
commercial
development
application
including on-site
housing.

Program

Ongoing Citywide Support the
development of
housing across
all income
categories.

Permit at least
two new ADU
annually in the
City.
• The City will develop handouts for
ADU-expeditated pre-planning review
available on the website and at the
Community Development counter.

The City will update its ADU ordinance
to comply with state law, and based on
correspondence received from HCD.

The City will work in collaboration with
the California Department of Housing
and Community Development on its
updated ADU ordinance to ensure it is
compliant with applicable state law.

Should HCD determine that additional
revisions are necessary to comply with
Revisions to the
ADU Ordinance
by Q1 2026. Any
further revisions
of ADU
ordinance within
six months for
receiving
comments from
HCD.
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state law, the City will revise its ADU
ordinance within six months of receipt
of comments.

Program

4.1 Review active City Housing Programs
annually to help ensure that there is
no unintended bias towards applicants
and that the affordable units are not
concentrated in lower-income areas
and/or areas of minority
concentration. Reduce community
opposition to high-density affordable
housing complexes through the
provision of smaller (e.g., duplex,
triplex) infill projects in appropriately
zoned districts.

Ongoing High
Opportunity
and High
Income Areas
Support the
provisioning of
workforce
housing and
housing for all
income levels
(extremely low-,
very low-, low-,
and moderate-)
with equitable
access to
resources and
services in the
City. Support
the
development of
2 lower-income
housing units.

Program

5.2 Continue to work with the county to
encourage waiving the Tuolumne
County Services Impact Mitigation Fee
for extremely low, very low- and lowincome housing projects with longterm affordability covenants.

Ongoing Citywide Reduce
development
costs for
providing
affordable
housing.

Program

7.1 Continue coordination with the
Amador-Tuolumne Community Action
Agency, the Mountain Women’s
Resource Center, and other
responsible agencies to maintain the
existing emergency shelter,
transitional shelter, and homeless
shelter within the City limits. Facilitate
the provision of emergency and
homeless shelters, transitionalshelters
or housing and supportive housing
within the City through
implementation of the following
programs:
i. Support the efforts ofthe
Amador-Tuolumne
Community Action
Agency and the Central
Sierra Continuum of Care
to support supportive
housing facilities for
Adopt ordinance
revisions by
December 2026;
Ongoing
Citywide Continue to
provide housing
for those in need
and eliminate
the necessity for
discretionary
entitlements
within the
specified zoning
districts for
proposals for
emergency and
homeless
shelters,
transitional
shelters or
housing and
supportive
housing.
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people with
developmental
disabilities in Tuolumne
County.
ii. Require all Special
Housing Needs facilities
to Register with the City
(without the payment of
registration fees in
accordance with state
law), providing:
iii. If the landowner of
record is not the
designated emergency
contact, the name of an
emergency contact
individual (or individuals)
that can be reached 24
hours a day, 7 days a
week shall be provided to
the City. The City shall
make contact information
available to emergency
response agencies (e.g.,
police and fire).
iv. Evidence of compliance
with all required state
licensing requirements.
v. Details related to facility
capacity to be included in
ongoing updates of the
City’s Housing Element
and Housing Needs
assessments.
vi. Conditionally Permit
Emergency and Homeless
Shelters (R-2, RE):

Amend Chapters 17.14
and 17.18 and Section

17.60.030 of the Sonora
Municipal Code to allow
emergency and homeless
shelters in the Medium
Density Residential (R-2),
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and Residential Estate
(RE) zoning districts upon
the granting of a
conditional use permit.

Clarify that these uses are
subject only to the same
standards including any
state licensing
requirements, that apply
within the respective
Residential (R-2 or RE)
zones and any applicable
combining district for
other similar uses.
vii. Emergency Shelter Standards
in the C-3 and R-3 Zone:

Amend Chapter 17 of the
Municipal Code to ensure
that emergency shelters
are subject to the same
standards as other uses in
the underlying zones and
ensure that parking levels
are based on staff levels
only. Add a definition of
Emergency Shelters.
viii. Single Room Occupancy Units:

Amend the Zoning Code
to explicitly define SROs
and create recommended
standards for SROs so
developers can include
them in projects.

New Housing Choices And Affordability In Relatively Higher Opportunity Or Income Areas Program

1.2 Continue to pursue projects promoting
neighborhood improvements in
conjunction with housing rehabilitation
and new construction (e.g., upgrading
storm drains; replacement of curbs,
gutters and sidewalks and similar
projects). Specifically, maintain and/or
earmark funds including, but not
limited to the following projects:
i. Main Drain Phase I storm
drain replacement &
enhancements, including
earmarking $2.5 million
in grant funding to
Ongoing; the City
will pursue funding
and improvements
annually in
conjunction with
the Capital
Improvements Plan
and CDBG funding
allocation.

Lower
Opportunity
or Lower
Income Areas
Leverage
proposed
projects to
improve the
City’s
infrastructure
and facilitate
connectivity
between
residential and
commercial
areas for all
types of housing.

Finalize
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initiate improvements.

Per the 2024 – 2029
Capital Improvements
Plan, Tiers 1 and 2 of the
project are slated to be
completed from 2024 –
2028.
ii. Implement the StocktonWashington Transit
Project (earmarking $2
million in Caltrans Grant
Funding) to create
pedestrian/bicycle path
enhancements in areas
linking high density
residential developments
to shopping, schools and
other high-use locations
(generally within ¼ mile
of each other);
iii. Neighborhood
cleanup/beautification
projects
iv. Snell Road Reconstruction
& Drainage Improvement
v. Vision Sonora/Blue
Zone Pedestrian Projects
vi. Farmers Market Sidewalk
Repair Project
vii. Hospital Road
Reconstruction
viii. City-wide road repaving
and reconstruction
program
implementation
of StocktonWashington
Transit Project,
and identify
grant funding
mechanisms for
Main Drain storm
drain
improvements.

Displacement Prevention
Program

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within the City through
implementation of the following
programs:
ix. Support the efforts ofthe
Amador-Tuolumne
Community Action
Agency and the Central
Sierra Continuum of Care
to support supportive
housing facilities for
people with
developmental
disabilities in Tuolumne
County.
x. Require all Special
Housing Needs facilities
to Register with the City
(without the payment of
registration fees in
accordance with state
law), providing:
a. If the landowner of
record is not the
designated emergency
contact, the name of an
emergency contact
individual (or individuals)
that can be reached 24
hours a day, 7 days a
week shall be provided to
the City. The City shall
make contact information
available to emergency
response agencies (e.g.,
police and fire).
b. Evidence of compliance
with all required state
licensing requirements.
c. Details related to facility
capacity to be included in
ongoing updates of the
City’s Housing Element
and Housing Needs
assessments.
emergency and
homeless
shelters,
transitional
shelters or
housing and
supportive
housing.
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Conditionally Permit Emergency and
Homeless Shelters (R-2, RE): Amend
Chapters 17.14 and 17.18 and Section

17.60.030 of the Sonora Municipal
Code to allow emergency and
homeless shelters in the Medium
Density Residential (R-2), and
Residential Estate (RE) zoning districts
upon the granting of a conditional use
permit. Clarify that these uses are
subject only to the same standards
including any state licensing
requirements, that apply within the
respective Residential (R-2 or RE)
zones and any applicable combining
district for other similar uses.

Emergency Shelter Standards in the C-3
and R-3 Zone: Amend Chapter 17 of the
Municipal Code to ensure that
emergency shelters are subject to the
same standards as other uses in the
underlying zones and ensure that
parking levels are based on staff levels
only. Add a definition of Emergency
Shelters.

Single Room Occupancy Units: Amend
the Zoning Code to explicitly define
SROs and create recommended
standards for SROs so developers can
include them in projects.

Housing Mobility
Program

2.3 The City will support housing
opportunities near the City’s
Commercial Center, including infill
development on vacant residential and
commercial zoned property.

Rehabilitate deteriorating buildings,
encourage mixed use development,
and encourage residential units above
commercial establishments in
appropriately zoned districts
throughout the City. The City willwork
with applicants to take advantage of
shared parking opportunities and to
provide credit for shared parking for
Ongoing;
Proactively
reach out
to
property
owners or
potential
applicants
at least
twice
during the
planning
period,
with the
Citywide Support the
development of
housing for all
income
categories in
appropriately
zoned locations
served by
adequate public
services.

Establish three
new residential
units above
existing
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mixed-use projects. In addition, due to
Sonora’s location in the Fire Hazard
Severity Zone, adequate parking must
be considered.

The City will identify and share
information on infill and re-use sites on
the City’s website and provide
information on the inventory at the
City’s Community Development
Department to promote and
encourage infill development.
first time
by Q4
2026.
commercial uses
within the
historic
commercial
district. Receipt
of one new
commercial
development
application
including on-site
housing.

Program

The City will update its ADU ordinance
to comply with state law, and based on
correspondence received from HCD.

Ongoing Citywide Support the
development of
housing across
all income
categories.

Permit at least
two new ADU
annually in the
City.

Revisions to the
ADU Ordinance
by Q1 2026. Any
further revisions
of ADU
ordinance within
six months for
receiving
comments from
HCD.
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The City will work in collaboration with
the California Department of Housing
and Community Development on its
updated ADU ordinance to ensure it is
compliant with applicable state law.

Should HCD determine that additional
revisions are necessary to comply with
state law, the City will revise its ADU
ordinance within six months of receipt
of comments.
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3.6 HOUSING PLAN
This section of the Housing Element contains objectives and policies the City will implement to address a number of important housing-related issues. The section also contains quantified objectives for housing construction, rehabilitation, and the preservation of affordable housing, with a five-year program of actionsthat:
• Conserves and improves the condition of the existing affordable housing stock, which may include addressing ways to mitigate the loss of dwelling units demolished by public or private action; • Assists in the preservation of housing developments for lower-income households; • Assists in the development of adequate housing to meet the needs of lower- and moderate-income households;
• Provides regulatory concessions and incentives and uses available local, state, and federal financial resources to support the development of affordable housing; • Identifies adequate sites with appropriate zoning, development standards, services and facilities to encourage the development of a variety of housing types for all income levels; • Addresses and, where appropriate and legally possible, removes governmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities including persons with developmental disabilities; • Promotes regional cooperation to expand housing opportunities and services to lower and moderate income households, including extremely low income households and the homeless; and • Encourages housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

The Community Development Department staff regularly reviews Housing Element programs, objectives, and progress towards accommodating the City’s share of the regional housing need. An annual implementation report will be prepared and provided to the California Office of Planning and Research and California Department of Housing and Community Development. Depending on funding availability, the City will consider modifications to Housing Element programs as necessary and appropriate to implement General Plan goals and policies.

This 2024 – 2029 Housing Plan builds upon the City’s experience in implementing the previous Housing Element.

Existing housing programs were evaluated for progress, continued appropriateness, and modified, as necessary, for the new planning period. New housing programs have been added to respond to new issues and concerns, changing needs, and updated laws. This evaluation of existing housing programs is presented in Appendix B.

3.6.1 Housing Goals and Policies
The following Housing Element goals and policies have been developed in response to the community’s identified housing needs.

Housing Conservation
GOAL 1 Maintain and improve the quality of existing housing and residential neighborhoods in Sonora.

Policy 1.1 Promote increased awareness of the importance of housing and property maintenance to preserve the City’s existing housing stock and engage the community to participate in neighborhood preservation activities.
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Policy 1.2 Continue to monitor Affordable Units At-Risk of Converting to Market Rate. No units are currently at risk in the City of Sonora. All units are guaranteed to remain affordable through 2035. The City will monitor the units that are at risk beyond 2035 to ensure that they remain affordable.

Policy 1.3 Increase the City’s Code Enforcement activities to inspecting and identifying health and safety violations in residential structures.

Policy 1.4 Work with for-profit owners and non-profit housing corporations to develop strategies to maintain the affordability of at-risk housing units. Assist property owners with grant applications for funding for mortgage refinancing, acquisition, rehabilitation and fap funding for affordable development.

Policy 1.5 Work with Potential Purchasers. Establish contact with public and nonprofit agencies interested in purchasing and / or managing units at-risk in the 2035 timeframe to inform them of the status of these projects. Where feasible, provide technical assistance and support to these organizations with respect to acquisition. Consider reducing or waiving development fees associated with preservation or replacement of at-risk units. Assist property owners with grant applications for funding for mortgage refinancing, acquisition, rehabilitation, and gap funding for affordable development.

Policy 1.6 Preserve the existing stock of affordable housing through City regulations and other forms of assistance.

Housing Production
The City of Sonora encourages the production of a diversity of housing types to meet the needs of all segments of the community. Housing diversity is important to ensure that all households, regardless of age, income level, and household type, have the opportunity to find housing suited to their need and lifestyle. New construction is a major source of housing for prospective homeowners and renters. The following goals and policies support the expansion of housing opportunities in Sonora.

GOAL 2 Facilitate the provision of a range of housing types to meet the diverse needs of thecommunity.

Policy 2.1 Provide quality housing opportunities for current and future residents with a diverse supply of housing stock.

Policy 2.2 Provide expanded housing opportunities for the community’s workforce.

Policy 2.3 Encourage both the private and public sectors to produce or assist in the production of housing, with particular emphasis on workforce and rental housing.

Policy 2.4 Facilitate the provision of accessory dwelling units as a means of providing affordable rental housing opportunities in existing neighborhoods.

Policy 2.5 Encourage diversity of unit size and number of bedrooms within housing developments to expand rental opportunities for seniors, large families, and all family types. 329
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Policy 2.6 Facilitate the development of senior housing by working with senior housing providers to identify adequate sites and assist in the acquisition of funds for senior housing. Consider reducing or waiving development fees.

Provision of Adequate Housing Sites
A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for housing of all types, sizes, and prices. The City’s General Plan and Zoning Ordinance determine where housing may be located, thereby affecting the supply of land available for residential development.

GOAL 3 Provide adequate housing sites through appropriate land use and zoning designations.

Policy 3.1 Identify vacant parcels and provide to interested developers. Encourage new development to provide housing that is available to all segments of the community.

Policy 3.2 Ensure new residential projects are developed at densities consistent with the density ranges established for each residential district in the Land Use Element.

Policy 3.3 Facilitate the development of multi-family housing on vacant parcels designated for mediumhigh and high density residential uses.

Policy 3.4 Consider walkability and distance to transportation nodes and public facilities (such as schools or other government services) when determining whether land is suitable for multifamily housing development.

Future Annexation for Future Housing Cycles – Expanding the City’s Footprint The majority of the City’s three square miles are primarily built-out. To maintain adequate supply of land suitable for future residential development, the City will evaluate annexation opportunities to expand the jurisdiction. While the City will not require annexation to accommodate RHNA within this planning cycle, the City may require annexation to prepare for growth in future cycles. Thus, the City proactively will consider the suitability of future annexations within the Sphere of Influence.

GOAL 4 Provide adequate housing sites through strategic annexations within the Sphere of Influence (SOI).

Policy 4.1 The City will pursue land annexation of land within its Sphere of Influence (SOI) to maintain an adequate supply of residential land.

Policy 4.2 Assign pre-zoning designations to areas outside of the City limits prior to annexation into the City.

Removal of Governmental Constraints
State law requires that housing elements address, and when appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. The City will continue to monitor its development process and zoning regulations to identify and remove constraints to the development of housing, including housing for families, seniors, and persons with special needs. 330
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GOAL 5 Mitigate or remove potential governmental constraints to housing production and affordability.

Policy 5.1 Provide regulatory and/or financial incentives, where appropriate, to offset or reduce the costs of affordable housing development, including density bonuses and flexibility in site development standards.

Policy 5.2 Periodically review City regulations, ordinances, departmental processing procedures, and residential fees related to rehabilitation and/or construction to assess their impact on housing costs, and revise as appropriate.

Regional Coordination
The City coordinates with Tuolumne County to resolve housing problems and issues facing Sonora, that are primarily regional in nature. Homelessness and limited supply of and funding for affordable housing are examples of major housing issues that should be addressed at the regional level.

GOAL 6 Continue to coordinate with Tuolumne County, along with other surrounding jurisdictions, to address regional housing issues, including the supply of affordable housing andhomelessness.

Policy 6.1 Continue to coordinate with surrounding jurisdictions in the provision of housing assistance and related services to lower and moderate income households, homeless persons, and other persons with special needs.

Policy 6.2 In conjunction with surrounding jurisdictions, actively pursue State, Federal, and other funding sources for homelessness and affordable housing activities.

Equal Housing Opportunity
The City seeks to promote housing opportunities for all persons in Sonora, regardless of race, religion, sex, family size, marital status, ancestry, national origin, color, age, physical or mental disability, sexual orientation, or source of income. In order to make adequate provision for the housing needs of all segments of the community, the City must also ensure equal and fair housing opportunities are available to all residents.

GOAL 7 Promote equal opportunity for all residents to reside in the housing of their choice.

Policy 7.1 Support the enforcement of fair housing laws prohibiting arbitrary discrimination in the building, financing, selling, or renting of housing on the basis of race, color, ancestry, national origin, gender, religion, marital status, family status, physical or mental disability, or other arbitrary factors.

Policy 7.2 Support organizations that offer fair housing and mediation services to Sonora residents.

Policy 7.3 Promote housing that meets the special needs of the homeless, seniors, large families, and persons with disabilities including persons with developmental disabilities.

Policy 7.4 Implement state and federal requirements for persons with disabilities in new residential developments.
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3.6.2 Housing Programs
The goals and policies outlined in the prior section address Sonora’s identified housing needs and are implemented through a series of housing programs primarily under the responsibility of the City’s Community Development Department in coordination with other responsible agencies. Housing programs define the specific actions the City will undertake to achieve the stated goals and policies. The housing programs presented on the following pages include existing programs as well as various revised and new programs that have been added to address the City’s unmet housing needs.

GOAL 1 Maintain and improve the quality of existing housing and residential neighborhoods in Sonora.

PROGRAM 1.1 Continue to Apply the State Historic Building Code for Qualified Buildings Continue to apply the State Historic Building Code for qualified historic buildingslisted in the City’s historical inventory (Marvin, et. Al., 2003, as may be amended) unless a health or safety hazard would result consistent with the provisions of Health & Safety Code Section 17922(d). Refer to the State Historic Building Code for guidance, where pertinent.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Utilize the State Historic Building Code as a mechanism for facilitating rehabilitation of qualified historic buildings to maintain housing stock.

PROGRAM 1.2 Pursue Projects Promoting Neighborhood Improvements in Conjunction with Housing Rehabilitation and New Construction
Continue to pursue projects promoting neighborhood improvements in conjunction with housing rehabilitation and new construction (e.g., upgrading storm drains; replacement of curbs, gutters and sidewalks and similar projects). Specifically, maintain and/or earmark funds including, but not limited to the following projects:
i. Main Drain Phase I storm drain replacement & enhancements, including earmarking $2.5 million in grant funding to initiate improvements. Per the 2024 – 2029 Capital Improvements Plan, Tiers 1 and 2 of the project are slated to be completed from 2024 – 2028. ii. Implement the Stockton-Washington Transit Project (earmarking $2 million in Caltrans Grant Funding) to create pedestrian/bicycle path enhancements in areas linking high density residential developments to shopping, schools and other high-use locations (generally within ¼ mile of each other);
iii. Neighborhood cleanup/beautification projects
iv. Snell Road Reconstruction & Drainage Improvement
v. Vision Sonora/Blue Zone Pedestrian Projects
vi. Farmers Market Sidewalk Repair Project
vii. Hospital Road Reconstruction
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viii. City-wide road repaving and reconstruction program Responsible Entity: Community Development Department and City Engineer Funding Sources: General Fund, CDBG, and State Transportation Funds Timeframe: Ongoing; the City will pursue funding and improvements annually in conjunction with the Capital Improvements Plan and CDBG funding allocation.

Program Goal: Leverage proposed projects to improve the City’s infrastructure and facilitate connectivity between residential and commercial areas for all types of housing.

Finalize implementation of Stockton-Washington Transit Project, and identify grant funding mechanisms for Main Drain storm drain improvements. Complete 1-2 projects from the Capital Improvements Plan by the end of the planning period.

Geographic Targeting: Lower Opportunity or Lower Income Areas AFFH Themes: New Housing Choices And Affordability In Relatively Higher Opportunity Or Income Areas
PROGRAM 1.3 Monitor the Status of At-Risk Units, and Inform Agencies Able to Pursue Purchase and Support Acquisition Efforts
Continue to remain apprised of the California Housing Partnership’s list of Affordable Housing At-Risk of Conversion prepared by the California Coalition for Rural Housing. Notify the agency or agencies established in the following program when at-risk units are identified within the City limits. The City will comply with all noticing requirements pursuant to Government Code 65863.10. Post the City’s inventory of at-risk units on the City’s website and provide a link from the City’s website to the California Housing Partnership’s website.

In addition, assist and support agencies qualified to acquire at-risk units (and maintain these units as affordable housing) through letters of support or similar actions or by providing funding assistance for the acquisition of at-risk units should such funding be available.

The City will work with tenants of at-risk units and provide them with education regarding tenant rights and conversion procedures. The City will also provide tenants in at-risk projects information regarding Section 8 rent subsidies through the Housing Authority, and other affordable housing opportunities in the City. The ultimate goal of this program is to provide a reliable and accessible source of information to organizations interested in the purchase and maintenance of at-risk housing for target income groups and to provide city support for those efforts.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
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Program Goal: Provide a reliable and accessible source of information to organizations interested in the purchase and maintenance of at-risk housing for low-tomoderate income households. No net loss of affordable units.

AFFH Themes: Outreach and Enforcement, Disproportionate Housing Needs PROGRAM 1.4 Coordinate with the Amador-Tuolumne Community Action Agency (ATCAA) to Promote Energy Conservation for Housing Rehabilitation Projects In coordination with ATCAA, encourage qualifying homeowners or renters to apply for free energy audits and home weatherization through programs conducted in partnership with local service agencies through implementation of the following programs:
i. Continue to provide information at the public counter regarding the availability of energyconservation programs available through ATCAA ii. Add information on the City’s website regarding available weatherization programs, contacts for the programs or a link to the ATCAA web page describing weatherizationprograms Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Increase the number of individuals with access to information regarding weatherization programs and funding assistance for those programs. Print 100 brochures for staff to present and display at City Hall (Community Development counter) and the Senior Center. Outreach to 100 households over the planning period.

Geographic Targeting: Lower Opportunity or Lower Income Areas PROGRAM 1.5 Enforce State and Local Regulations to Ensure Health and Safety The City will conduct regular code enforcement inspections to ensure health and safety. As staffing allows, code enforcement inspections will be identified on both a proactive and reactive basis.

Responsible Entity: Community Development Department and Building Department Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Support health, safety, and the maintenance of housing stock in the City.

PROGRAM 1.6 Enforce State Energy Efficiency Standards for Residential Buildings Continue to enforce state energy efficiency standards for residential buildings in compliance with the provisions of Government Code Title 24, Part 6.
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Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Reduce home heating and cooling costs.

PROGRAM 1.7 Support the Reduction of Contamination Hazards in Older Buildings Support the reduction of contamination hazards (e.g., lead-based paint, asbestos) during the rehabilitation of older buildings by providing information at the public counter regarding sources of contamination.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Provide safe housing options in older homes by working with community groups such as the Blue Zones Project, Commission on Aging, ATCAA and other community faces organizations to share information about Housing assistance programs.

AFFH Themes: Outreach and Enforcement
PROGRAM 1.8 Energy Efficient Programs and Weatherization Pursue implementing the following program:
i. Implement the California Green Building Code or establish a similar program for reuse or recycling of construction and demolition materials.
ii. Encourage safe sustainability practices through the collection of rainwater and the use of grey watersystemsin order to reduce the impact on the environment and promote water conservation.

Post information on the website concerning grey water and rainwater design and permit procedures.
iii. Encourage local agencies’ individual and collaborative efforts to improve in-home energy conservation and weatherization. Promote the distribution of information on methods and alternatives for improving in-home energy conservation and weatherization.

Responsible Entity: Community Development Department, TUD, PG&E Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Provide information regarding energy efficient programs and weatherization, and funding assistance for those programs to a minimum of 50 households in the 335
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planning period. Print 100 brochures for staff to present and display at City Hall (Community Development counter) and the Senior Center.

Geographic Targeting: Lower Opportunity or Lower Income Areas AFFH Themes: Outreach and Enforcement
PROGRAM 1.9 Flood Hazards and Flood Management Analysis Continue to analyze and implement programs in the General Plan Conservation and Open Space Element and Safety Element in addressing flood hazards and flood management in compliance with Government Code Section 65302 and consistent with the City’s floodplain management ordinance (Sonora Municipal Code Chapter 15.36). Review the Land Use Element of the General Plan for those areas subject to flooding as identified by floodplain mapping prepared by the Federal Emergency Management Agency (FEMA) or the State Department of Water Resources. Continue to review the Housing Element for consistency with the Conservation and Open Space Element, Safety Element, Land Use Element, and the City’s floodplain management ordinance relative to flood hazard and flood management in conjunction with any changes to those elements or ordinance. Continue to identify alternative sites for target income group housing should existing target sites be identified as subject to threats from flooding.

Responsible Entity: Community Development Department, Administration (in cooperation with Police Department, Fire Department, Emergency Response Agencies) Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Continued implementation of flood and floodplain management regulations and policies.

GOAL 2 Facilitate the provision of a range of housing types to meet the diverse needs of thecommunity.

PROGRAM 2.1 Pursue Grant Funding for New Housing Production and Housing Rehabilitation Continue to pursue grant funding for housing production and housing rehabilitation. Current conditions within the City indicate that the following programs will receive high priority for funding:
i. Preservation of At-Risk Housing
ii. Housing Rehabilitation Assistance
iii. Infrastructure Improvements in support of new housing During the planning period, the City will identify grant programs that will further the Housing Element’s goals and pursue at least two housing grants in coordination with developers, non-profit housing cooperations, and other entities, as applicable. The grants pursued by the City may include the following State and Federal grant programs.
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• California Housing Finance Agency Housing Enabled by Local Partnership (HELP) • California Multifamily Housing Program (MHP)
• CalHome Program
• Community Development Block Grant Program (CDBG)
• Federal Department of Housing and Urban Development Program – Section 221(d), Section 202, and Section 811
• Federal Home Loan Bank – Affordable Housing Program (AHP) • Home Investment Partnerships Program (HOME)
• Local Housing Trust Fund (LHTF) Program
• Low-Income Housing Tax Credits
• Infill Infrastructure Grant Program
• Prohousing Incentive Pilot (PIP) Program
The City is pursuing rehabilitation of a City-owned single-family home located at 290 South Stewart Street.

Once rehabilitation is complete, the house will be deed restricted and rented at 40 – 80% of the area median income. The City will pursue funding sources for the rehabilitation of this home.

Responsible Entity: Community Development Department
Funding Sources: TBD
Timeframe: Ongoing; Review funding sources annually and apply for at least two grants during the planning period.

Geographic Targeting: Lower Opportunity or Lower Income Areas Program Goal: Obtain two housing grants to assist with the program. Complete rehabilitation of the City-owned single family home at 290 South Stewart Street.

PROGRAM 2.2 Continue to Provide the City Employee Down Payment Assistance Program Continue to offer City employees down-payment assistance for the purchase of a primary residence, to facilitate improved jobs to housing ratios.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Assist in achieving an appropriate jobs/housing balance, and assist one household during the planning period.

PROGRAM 2.3 Support Infill Development to Facilitate Housing Development Across all Income Categories
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mixed use development, and encourage residential units above commercial establishmentsin appropriately zoned districts throughout the City. The City will work with applicants to take advantage of shared parking opportunities and to provide credit for shared parking for mixed-use projects. In addition, due to Sonora’s location in the Fire Hazard Severity Zone, adequate parking must be considered.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing; Proactively reach out to property owners or potential applicants at least twice during the planning period, with the first time by Q4 2026.

Program Goal: Support the development of housing for all income categories in appropriately zoned locations served by adequate public services. Establish three new residential units above existing commercial uses within the historic commercial district. Receipt of one new commercial development application including onsite housing.

AFFH Themes: Integration and Segregation, Disproportionate Housing Needs, Housing Mobility PROGRAM 2.4 Expedite Planning Review of Accessory Dwelling Units (ADUs) and Ordinance Update Pursuant to California Government Code Section 65583(c)(7), the Housing Element must include programs to incentivize and specifically facilitate ADU construction for lower-income households. To comply with this and encourage development of ADUs in Sonora, the City will:
• The City will encourage housing developers to utilize pre-development review to aid in permit streamlining in the review of final project plans.
• The City will not impose any impact fee on ADU development lessthan 750 square feet. Any impact fees charged for an ADU of 750 square feet or more shall be charged proportionally in relation to the square footage of the primary dwelling unit. The City will not impose JADU impact fees if previous impact fees under the existing residential footprint were already applied. • The City will develop handouts for ADU-expeditated pre-planning review available on thewebsite and at the Community Development counter.

The City will update its ADU ordinance to comply with state law, and based on correspondence received from HCD. The City will work in collaboration with the California Department of Housing and Community Development on its updated ADU ordinance to ensure it is compliant with applicable state law. Should HCD determine that additional revisions are necessary to comply with state law, the City will revise its ADU ordinance within six months of receipt of comments.

Responsible Entity: Community Development Department
Funding Sources: General Fund
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Timeframe: Complete handouts by December 2024.

Program Goal: Support the development of housing across all income categories. Increase the number of individuals with access to information relating to ADUs by printing 100 brochures for staff to present and display at City Hall (Community Development counter) and the Senior Center. Permit at least two new ADU annually in the City.

Revisions to the ADU Ordinance by Q1 2026. Any further revisions ofADU ordinance within six months for receiving comments from HCD.

AFFH Themes: Integration and Segregation, Disproportionate Housing Needs, HousingMobility PROGRAM 2.5 Incentives and Assistance for Lower-Income and Special Needs Housing The City will provide a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households. Special needs households includes all types of special needs households including persons with disabilities, persons experiencing homelessness, female-headed households, senior housing, transitional youth housing, or any other identified special need housing type not listed.

Specifically, the City will do the following:
• Expedite theprocessing and approval ofprojects withunitsspecifically set aside forlower-incomeorspecial needs households.
• Annually contact developersof allspecial needs and lowerincomehousing to assistin developmentwhere feasible by hosting a bi-annual (every other year) roundtable, or comparable outreach, to developers to provide information on the City’s regulations regarding housing development, opportunities and sites available for development, and the City’s development incentives.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Bi-annual outreach to affordable and special needs housing developers.

Program Goal: Support the development of housing across all special needs groups categories and expedited review for affordable and special needs housing projects. Contact developers and offer technical assistance at least once annually.

Geographic Targeting: Lower Opportunity or Lower Income Areas GOAL 3 Provide adequate sites to meet the future housing needs of the City.

PROGRAM 3.1 Ensure adequate sites to meet the RHNA are provided throughout the 7th RHNA cycle The City will ensure that adequate sitesto meet the RHNA are provided throughout the 7th Cycle. As detailed in the Sites Inventory Analysis, the City has adequately zoned land to meet the RHNA and does not need to rezone for residential use.

However, as noted in Housing Element Program 3.1 and consistent with HCD’s correspondence dated June 9, 2025, the 5th and 6th Regional Housing Needs Assessment (RHNA) candidate site(s) are to be rezoned to accommodate by-right housing pursuant to Government Code Section 65583.2 (c). Specifically, Program 3,1 requires the City to amend the City’s Municipal Code by adding Chapter 17.21 entitled Regional Housing 339
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Needs Assessment Overlay Zone District (RHNAOZD) to Title 17 of the City of Sonora Municipal Code. The Regional Housing Needs Assessment Overlay Zone District (RHNAOZD) applies solely to the Lemke Property (APN: 044-430-055) as described herein.

To ensure the City monitors its compliance with SB 166 (No Net Loss), the City will track:
• Unit count and income/affordability assumed on parcels included in the sites inventory. • Actual units constructed and income/affordability when parcels are developed. • Net change in capacity and summary of remaining capacity in meeting the remaining RHNA.

The City is including two reused sites from the 6th Cycle in the inventory to meet the RHNA. The statutory requirements of Government Code sections 65583.2(h) and (i), require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower-income households on sites being used to meet the 6th Cycle RHNA that are “reuse sites” previously identified in the 4th and 5th cycles Housing Element. The City will implement the Surplus Lands Act to annually review city-owned parcels and provide affordable housing developers the first priority for designated surplus lands as applicable per Government Code section 54227.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing; update No Net Loss Inventory as necessary to maintain adequate RHNA sites. Pursuant to Government Code Section 65583.2, amend the zoning ordinance to require by-right approval of any “reuse” 5th and 6th Cycle sites being used to meet the 7th Cycle RHNA, at appropriate densities to accommodate lower-income households, if 20 percent of the units in the development are affordable to lower income households by June 30, 2025.

Program Goal: Provide adequate sites to accommodate the City’s entire RHNA (2). No net loss of capacity below the unmet RHNA requirement during the planning period.

PROGRAM 3.2 Maintain an inventory of vacant parcels within the City of Sonora The City will maintain and update a map of vacant parcels zoned R-2, R-3 and CO within the City of Sonora.

Vacant sites identified in this inventory may be utilized in future Housing Elements. This map will be available for developers at the Community Development public counter and the City’swebsite.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Maintain, update, and evaluate the map of vacant parcels in the City.

GOAL 4 Provide adequate housing sites through appropriate land use and zoning designations to accommodate the City’s share of the regional housing needs.

PROGRAM 4.1 Assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households
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Review active City Housing Programs annually to help ensure that there is no unintended bias towards applicants and that the affordable units are not concentrated in lower-income areas and/or areas of minority concentration. Reduce community opposition to high-density affordable housing complexes through the provision of smaller (e.g., duplex, triplex) infill projects in appropriately zoned districts.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Support the provisioning of workforce housing and housing for all income levels (extremely low-, very low-, low-, and moderate-) with equitable access to resources and services in the City. Support the development of 2 lowerincome housing units.

Geographic Targeting: High Opportunity or High Income Areas AFFH Themes: Integration and Segregation, Disproportionate Housing Needs GOAL 5 Mitigate or remove potential governmental constraints to housing production and affordability.

PROGRAM 5.1 Develop Standards for On and Off-Site Improvements for all Types of HousingUnits Consistent with health and safety, continue to provide flexible standards for on- and off-site improvements for all types of housing projects by developing objective design and development standards and circulating that information by sharing handouts at the Community Development Department’s front counter and on the City’s website.

Responsible Entity: Community Development Department and City Engineer Funding Sources: General Fund, CDBG Planning/Technical Assistance Grant Timeframe: Ongoing
Program Goal: Expedite review and permitting process.

PROGRAM 5.2 Continue to Waive or Reduce Certain Feesfor Extremely Low, Very Low- and Low-Income Housing Projects
Continue to work with the county to encourage waiving the Tuolumne County Services Impact Mitigation Fee for extremely low, very low- and low-income housing projects with long-term affordability covenants.

Responsible Entity: Community Development Department
Funding Sources: Not Applicable
Timeframe: Ongoing
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Program Goal: Reduce development costs for providing affordable housing.

AFFH Themes: Disproportionate Housing Needs
PROGRAM 5.3 Zoning Code Amendments
To ensure both compliance with state law and the removal of governmental constraints to housing, the City will make the following revisions to its zoning code. Revisions will ensure compliance with Government Code Sections 65583(a), 65651, and 65660.
• Revise Chapter 17.42.06 to reduce the required parking for studios from 1.5 to 1 per unit. • Revise Chapter 17.56 to comply with current state density bonus law. • Revise Chapter 17.20 to increase the maximum number of stories in the R3 zone from 2 to 3. • Revise Chapter 17 ensure compliance with state emergency shelter law (see Program 7.1). • Add specific definitions of Low Barrier Navigation Centers, Emergency Shelters, Transitional Housing ,and Supportive Housing.
• Revise the Zoning Code to allow supportive housing and LBNCs by-right in all zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses, to ensure consistency with procedurals and requirements as provided in Government Code Sections 65662 and 65664.
• Revise the zoning code to allow transitional and supportive housing in all zones allowing residential uses subject only to those restrictions that apply to other residential dwellings of the same type in the same zone.
• Revise Zoning Code and Permit Procedures to ensure compliance with all provisions of Government Code section 65651 regarding allowing supportive housing as a use by-right in all multifamily and mixed-use zones.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: By Q3 2026
Program Goal: Compliance with state law and reduction of constraints to housing development.

GOAL 6 Continue to coordinate with Tuolumne County, along with other surrounding jurisdictions, to address regional housing issues, including the supply of affordable housing andhomelessness.

PROGRAM 6.1 Provide Housing Assistance Information and Fair Housing Outreach Facilitate the exchange/consolidation of the housing assistance information through further development of the City’s website and providing hardcopies of educational materials at the City’s Community Development department.

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for renters on the following subjects: housing discrimination, landlord-tenant relations, access to legal aid services for housing complaints, information on housing advocacy programs and similar information.

Continue to make materials available at the Community Development counter, Senior Center, and relevant community events.

The Community Development Department shall be the primary contact for referring tenants and potential tenants to the appropriate agencies. The City shall continue partnership with the Amador-Tuolumne Community Action Agency as a fair housing provider.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing
Program Goal: Provide a “one-stop” information source for affordable housing information for City residents. Print 100 brochures for staff to present and display at City Hall (Community Development counter), Senior Center and relevant community events. Provide information to 10 households annually.

AFFH Themes: Outreach and Enforcement
GOAL 7 Promote equal opportunity for all residents to reside in the housing of their choice.

PROGRAM 7.1 Maintain Existing Shelters and Facilitate the Provision of Transitional Shelters or Housing, Supportive Housing, Emergency and Homeless Shelters, and Single Room OccupancyUnits Continue coordination with the Amador-Tuolumne Community Action Agency, the Mountain Women’s Resource Center, and other responsible agencies to maintain the existing emergency shelter, transitional shelter, and homeless shelter within the City limits. Facilitate the provision of emergency and homeless shelters, transitionalshelters or housing and supportive housing within the City through implementation of the following programs:
i. Support the efforts of the Amador-Tuolumne Community Action Agency and the Central Sierra Continuum of Care to support supportive housing facilities for people with developmental disabilities in Tuolumne County.
ii. Require all Special Housing Needs facilities to Register with the City (without the payment of registration fees in accordance with state law), providing:
a. If the landowner of record is not the designated emergency contact, the name of an emergency contact individual (or individuals) that can be reached 24 hours a day, 7 days a week shall be provided to the City. The City shall make contact information available to emergency response agencies (e.g., police and fire).
b. Evidence of compliance with all required state licensing requirements. c. Details related to facility capacity to be included in ongoing updates of the City’s Housing Element and Housing Needs assessments.
iii. Conditionally Permit Emergency and Homeless Shelters (R-2, RE): Amend Chapters 17.14 and

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shelters in the Medium Density Residential (R-2), and Residential Estate (RE) zoning districts upon the granting of a conditional use permit. Clarify that these uses are subject only to the same standards including any state licensing requirements, that apply within the respective Residential (R-2 or RE) zones and any applicable combining district for other similar uses, iv. Emergency Shelter Standards in the C-3 and R-3 Zone: Amend Chapter 17 of the Municipal Code to ensure that emergency shelters are subject to the same standards as other uses in the underlying zones and ensure that parking levels are based on staff levels only. Add a definition of Emergency Shelters.
v. Single Room Occupancy Units: Amend the Zoning Code to explicitly define SROs and create recommended standards for SROs so developers can include them in projects.

Responsible Entity: Community Development Department
Funding Sources: Facility Lessee and General Fund
Timeframe: Adopt ordinance revisions by December 2026; Ongoing Program Goal: Continue to provide housing for those in need and eliminate the necessity for discretionary entitlements within the specified zoning districts for proposals for emergency and homeless shelters, transitional shelters or housing and supportive housing.

AFFH Themes: Disproportionate Housing Needs, Displacement Prevention PROGRAM 7.2 Facilitate the Provision of the Employee Housing Act The City shall review its zoning code to determine whether updates to zoning are needed to comply with the Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6). The Act calls for the zoning ordinance to treat employee housing (including farmworker housing) that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Section 17021.5). The zoning ordinance must also treat employee housing of no more than 12 units or 36 beds as an agricultural use in the same zone (Section 17021.6) in zones where agricultural uses are permitted.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Present draft ordinance to the Sonora Planning Commission by December 2026 Program Goal: Revise zoning code for consistency with State laws by December 2026.

PROGRAM 7.3 Fair Housing Act and Reasonable Accommodations Procedure Ensure that the disabled have adequate access to housing. Continue to enforce the provisions of the federal and State Fair Housing Act for households with special needs by ensuring that construction meets the accessibility requirements of the FHA through installation of accessibility modifications in handicappedadaptable units, to the extent that such modified units are in demand for households with special needs. 344
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Seek grant funding to administer disability/accessibility improvements that facilitate aging-in-place within the community.

The City will update the Municipal Code to include objective standards for evaluating a reasonable accommodation request.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Ongoing; Establish reasonable accommodation procedure by December 2027 Program Goal: Ensure equal housing opportunities for the disabled. Apply for one grant to fund PROGRAM 7.4 Water and Wastewater Service Priorities for Target Income Groups Continue to submit the City’s Housing Element and Regional Housing Needs Assessment allocation requirements for target and non-target income groups to the Tuolumne Utilities District (TUD) in compliance with Government Code Section 65589.7 and keep apprised of TUD’s policies and procedures for granting priority to proposed developments with housing for target income groups and prohibiting denial or conditioning of approvals or reducing the amount of service for developments with housing for target income groups unless specific written findings are made.

The City will provide a copy of the Housing Element to area water and sewer providers upon adoption, in compliance with SB 1087.

Responsible Entity: TUD, City Council, Community Development Department Funding Sources: General Fund
Timeframe: Ongoing; provide a copy of the Hosing Element to water and sewer providers upon adoption.

PROGRAM 7.5 Remove “Family” Definitions and Qualifiers in Zoning Code Local governments may restrict access to housing for households that do not qualify as a “family” by common definitionsincluded in Zoning Codes. The City will evaluate the Zoning Code to eliminate restrictive definitions of “family” that limits the number of and/or differentiates between related and unrelated individuals living together. The City will also evaluate definitions that may limit the development and/or siting of group homes for persons with disabilities (including persons with developmental disabilities), but not for housing families that are similarly sized or situated.

Responsible Entity: Community Development Department
Funding Sources: General Fund
Timeframe: Review and evaluate current zoning code by December 2024.

Program Goal: Revise zoning code for consistency with State laws by December 2024. 345
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3.6.3 Quantified Objectives
Housing Element law requires that quantified objectives be developed with regard to new construction, rehabilitation, conservation, and preservation activities that will occur during the Housing Element cycle. These objectives are shown below.
• The construction objective represents the City’s RHNA two (2) units, one for very low income households and one for low income households.
• The rehabilitation objective represents the goal of lower and moderate income housing units to be preserved through preservation efforts including Programs 1.2, 1.4, 1.7, and 2.1. • The conservation/preservation objective (260) represents the conservation of existing affordable housing unit in the City during the planning period (2024 – 2029).

Table 3-48: City of Sonora Quantified Housing Goals
Extremely
Low-Income
Very LowIncomeLowIncomeModerate
Income
Above ModerateIncome
Total
New Construction 1 1 - - - 2
Rehabilitation 20 20
Conservation/
Preservation 260 260
TOTAL UNITS 282
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
June 9, 2025
Tyler Summersett, Director
Community Development Department
City of Sonora
94 North Washington Street
Sonora, CA 95370
Dear Tyler Summersett:

RE: City of Sonora’s 7th Cycle (2024-2029) Revised Draft Housing Element Thank you for submitting the City of Sonora’s (City) revised draft housing element received for review on June 5, 2025. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The revised draft element meets the statutory requirements that were described in HCD’s March 10, 2025 review. This finding, among other items, is based on completion of Program 3.1 (Adequate Sites), to make prior identified sites available, by June 30, 2025 (see below for more information). The housing element will substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq) when rezoning is completed and the element is adopted, submitted to, and approved by HCD, in accordance with Government Code section 65585.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), as the City did not adopt a compliant housing element within 120 days of the statutory deadline (June 30, 2024), Program 3.1 (Adequate Sites), to make prior identifies sites available, must be completed no later than one year from the statutory deadline pursuant to Government Code sections 65583, subdivision (c) and 65583.2, subdivision (c). Please be aware, if the City does not complete rezoning (Program 3.1 – Adequate Sites) by June 30, 2025, the element cannot be found in substantial compliance until rezones are completed.

As a reminder, the City’s 7th cycle housing element was due June 30, 2024. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 6th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to adopt and submit to HCD to regain housing element compliance. 347
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Tyler Summersett, Director

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Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory.

Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-andcommunity-development/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Please note, upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected].

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Land Use and Climate Innovation:
https://www.lci.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the efforts of the housing element update team during the update and review. HCD looks forward to receiving the City’s adopted housing element and welcomes the opportunity to provide technical assistance during the rezoning process. If you have any questions or need additional technical assistance, please contact Emily Hovda, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
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DRAFT
Prepared by:

CSG CONSULTANTS
3707 W. Garden Grove Boulevard,
Suite 100
Orange, California 92868
Contact: Glenn Lajoie, AICP
JULY 2025
Prepared for:

City of Sonora
94 Washington Street
Sonora, California 95370
Contact: Tyler Summersett
2024-2029 Housing Element Update
and Safety Element Update
Initial Study/Negative Declaration
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This was printed on 30% recycled material.
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Table of Contents

SECTION PAGE
Acronyms and Abbreviations.........................................................................................................v 1 Introduction and Purpose.......................................................................................................1

1.1 Project Overview ................................................................................................................... 1

1.2 Statutory Authority Requirements .......................................................................................... 1

1.3 Purpose of the Initial Study .................................................................................................... 1

1.4 California Environmental Quality Act Compliance .................................................................. 2

1.5 California Environmental Quality Act Review and Comment.................................................... 2

1.6 Organization of the Initial Study.............................................................................................. 2 2 Project Description................................................................................................................3

2.1 Project Location and Setting .................................................................................................. 5

2.2 Project Background ............................................................................................................... 5

2.3 Project Characteristics.......................................................................................................... 8

2.4 Project Construction and Phasing ........................................................................................ 14

2.5 Project Approvals ................................................................................................................ 14 3 Environmental Checklist...................................................................................................... 15

3.1 Aesthetics........................................................................................................................... 18

3.2 Agriculture and Forestry Resources...................................................................................... 21

3.3 Air Quality ........................................................................................................................... 23

3.4 Biological Resources ........................................................................................................... 25

3.5 Cultural Resources.............................................................................................................. 28

3.6 Energy................................................................................................................................. 29

3.7 Geology and Soils................................................................................................................ 30

3.8 Greenhouse Gas Emissions................................................................................................. 34

3.9 Hazards and Hazardous Materials........................................................................................ 35

3.10 Hydrology and Water Quality ............................................................................................... 39

3.11 Land Use and Planning ........................................................................................................ 42

3.12 Mineral Resources............................................................................................................... 43

3.13 Noise .................................................................................................................................. 44

3.14 Population and Housing ...................................................................................................... 45

3.15 Public Services.................................................................................................................... 46

3.16 Recreation .......................................................................................................................... 48

3.17 Transportation..................................................................................................................... 49

3.18 Tribal Cultural Resources .................................................................................................... 51

3.19 Utilities and Service Systems ............................................................................................... 53

3.20 Wildfire ............................................................................................................................... 56

3.21 Mandatory Findings of Significance...................................................................................... 59 4 List of Preparers .................................................................................................................. 61 351
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EXHIBITS
Exhibit 1 Regional Location.................................................................................................................. 6 Exhibit 2 Local Vicinity......................................................................................................................... 7 TABLES
Table 2-1 Summary of Ability to Meet RHNA ........................................................................................ 10 Table 2-2 RHNAOZD Site .................................................................................................................... 10 352
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Acronyms and Abbreviations
Acronym/Abbreviation Definition
AB 52 Assembly Bill 52
BMP Best Management Practices
HCD California Department of Housing and Community Development HEU Housing Element Update
IS Initial Study
LHMP Local Hazard Mitigation Plan
MS4 Permit Municipal Separate Storm Sewer System Permit ND Negative Declaration
NPDES National Pollutant Discharge Elimination System
PG&E Pacific Gas and Electric Company
RHNA Regional Housing Needs Allocation
RHNP Regional Housing Needs Plan
SB 18 Senate Bill 18
SEU Safety Element Update
SFD Sonora Fire Department
SR 49 State Highway/Route 49
SR 108 State Highway/Route 108
SWPPP Stormwater Pollution Prevention Plan
TUD Tuolumne Utilities District
UWMP 2020 TUD Urban Water Management Plan
VHFHSZ Very High Fire Hazard Severity Zone
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1 Introduction and Purpose

1.1 Project Overview
The City of Sonora (Lead Agency) is proposing updates to both the Housing Element and Safety Element of the City’s General Plan (“project”), to align with recently enacted State laws. The City previously updated the Safety Element in 2020 as part of its comprehensive General Plan Update 2020. The Housing Element was previously updated in 2019. The proposed project includes the Seventh Cycle, 2024-2029 Housing Element Update of the General Plan and an update to the City’s Safety Element to address various hazards the City has faced, including wildfires, floods, and severe weather. The Housing Element and Safety Element Updates are policy updates only, and no specific development is proposed at this time.

1.2 Statutory Authority Requirements
In accordance with the California Environmental Quality Act of 1970, as amended (California Public Resources Code, Section 21000-21177) and pursuant to the State CEQA Guidelines (Title 14, California Code of Regulations [CCR], Chapter 3, Section 15063), the City, acting in the capacity of the Lead Agency, is required to undertake the preparation of an Initial Study (IS) to determine if the project would have significant environmental impacts. The environmental document is intended as informational, undertaken to provide an environmental basis for subsequent discretionary actions on the project. The resulting documentation is not, however, a policy document and its approval and/or certification neither presupposes nor mandates any actions on the part of those agencies from whom permits and other discretionary approval would be required.

The environmental documentation and supporting analysis will be subject to a public review period. During this review, public comments on the documentation should be addressed to the City. Following the review of any comments received pertaining to the CEQA review, the City will consider these comments as part of the project’s environmental review and determination. The comments will be included in the IS document for consideration by the City of Sonora’s Planning Commission and City Council.

1.3 Purpose of the Initial Study
The purpose of the IS is to: (1) identify environmental impacts; (2) provide the Lead Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Mitigated Negative Declaration (MND) or Negative Declaration (ND); (3) enable a Lead Agency or Applicant to modify a project, mitigating potential adverse impacts before an EIR is prepared; (4) facilitate an environmental assessment early in the design of a project; (5) provide documentation of the factual basis for the finding in an MND or ND that a project would not have a significant environmental effect; (6) eliminate needless EIRs; (7) determine whether a previously prepared EIR could be used for a project; and (8) assist in the preparation of an EIR, if required, by focusing the EIR on the effects determined to be significant, identifying the effects determined not to be significant, and explaining the reasons for determining that potentially significant effects would not be significant.

Section 15063 of the State CEQA Guidelines identifies specific disclosure requirements for inclusion in an IS.

Pursuant to those requirements, an IS must include the following: (1) a description of the project, including the location of the project; (2) an identification of the environmental setting; (3) an identification of environmental effects by use of a checklist; (4) a discussion of ways to mitigate significant effects identified, if any; (5) an examination of a project’s compatibility with existing zoning, plans, and other applicable land use controls; and (6) the name of the person or persons who prepared or participated in the preparation of the IS. 354
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1.4 California Environmental Quality Act Compliance
In accordance with CEQA and the State CEQA Guidelines, this IS has been prepared for the proposed project and its associated discretionary approvals. The IS indicates that the project would not have any significant or potentially significant environmental impacts, and therefore, the project requires preparation of an Initial Study/Negative Declaration (IS/ND).

The IS/ND serves as the environmental document that presents the analysis of project impacts on each of the environmental topic areas in the CEQA Environmental Checklist provided in Section 3.0. This document will serve to inform City decision makers, representatives of affected trustee and responsible agencies, and other interested parties of the potential environmental effects that may occur with approval and implementation of the proposed project.

1.5 California Environmental Quality Act Review and Comment This IS/ND has been submitted to potentially affected agencies and individuals. Notices of the availability of the IS/ND for review and comment, as well as the environmental documentation, are available on the City of Sonora’s website (https://sonoraca.com/category/city-of-sonora-public-notices/) for review.

A 30-day public review period has been established for the IS/ND in accordance with Section 15073 of the State CEQA Guidelines. During review of the IS/ND, affected public agencies and the interested public should focus on the document’s adequacy in identifying and analyzing the potential environmental impacts. Comments on the IS/ND and the analysis contained herein must be received by 5:00 PM on August 12, 2025, and should be addressed to:

City of Sonora
Tyler Summersett
Community Development Director
94 North Washington Street
Sonora, CA 95370
[email protected]

1.209.532.3508
Following receipt and evaluation of comments from agencies, organizations, and/or individuals, the City will determine whether any substantial new environmental issues have been raised. If so, further documentation – such as an EIR or an IS/MND – may be required. If not, the project and the environmental documentation are tentatively scheduled to be submitted to the Sonora Planning Commission and City Council for consideration.

1.6 Organization of the Initial Study
The IS/ND is organized into sections, as described below:
• Section 1.0: Introduction and Purpose. This section provides an introduction, project summary, and overview of the conclusions in the IS/ND.
• Section 2.0: Project Description. This section provides a brief description of the project location and relevant background information. This section provides a description of the proposed project and necessary discretionary approvals.
• Section 3.0: Environmental Checklist. The completed Environmental Checklist Form from the State CEQA Guidelines provides an overview of the potential impacts that may or may not result from project implementation. The Environmental Checklist Form also includes “mandatory findings of significance”, as required by CEQA. The analysis concludes the significance of impacts and standard conditions, regulatory requirements, and mitigation measures to reduce potentially significant impacts. • Section 4.0: References. This section identifies the references used to prepare the IS/ND and lists the preparers of the document.
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2 Project Description

1. Project Title:

City of Sonora 2024-2029 Housing Element Update and Safety Element Update

2. Lead Agency name and address:

City of Sonora
Community Development Department, Planning Division
94 North Washington Street
Sonora, CA 95370

3. Contact person and phone number:

Tyler Summersett, Community Development Director
[email protected]

1.209.532.3508

4. Project location:

Citywide; Sonora is located in Tuolumne County, in the Sierra Nevada foothills.

5. Project sponsor’s name and address:

City of Sonora
94 North Washington Street
Sonora, CA 95370

6. General Plan Designation:

Citywide. Under the existing General Plan, the project area consists of a range of land use designations including Commercial, Estate Residential, Heavy Commercial, High Density Residential, Historic Mixed Density Residential, Historic Mixed Use, Light Manufacturing, Medium Density Residential, Mixed Use, Public/Quasi Public, Park/Recreation/Resource/Open Space, and Single Family Residential.

7. Zoning:

Citywide. The project area consists of a range of zoning designations, including Residential Estates, Single Family Residential, Limited Multi-Family Residential, Multi-Family Residential, PD Limited MultiFamily Residential Combining, PD Multi-Family Residential Combining, Tourist and Administrative, Commercial, General Commercial, Limited Manufacturing, Agricultural/Residential, Planned Development Combining Zone, PD Commercial Combining, and Open Space. In order to receive certification of the City’s 2024-2029 Housing Element by the California Department of Housing and Community Development (HCD), the 5th and 6th Regional Housing Needs Assessment (RHNA) candidate site(s) are to be rezoned to accommodate by-right housing pursuant to Government Code Section 65583.2 (c). Specifically, Program 3.1 requires the City to amend the City’s Municipal Code by adding Chapter 17.21, entitled Regional Housing Needs Assessment Overlay Zone District (RHNAOZD), to Title 17 of the City of Sonora Municipal Code. The RHNAOZD applies to the Lemke property (APN: 044-430- 055), which is zoned R3 (maximum density of 21.75 du/acre). As an overlay zone, the RHNAOZD would layer on top of the base R3 zoning regulations, leaving in place the option to develop under the base zoning, but providing the opportunity to develop the property through a ministerial by-right approval process should an applicant propose 20 percent low-income deed restricted affordable housing. 356
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8. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? Consultation with California Native American tribes is addressed in Section 3.18, Tribal Cultural Resources.
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2.1 Project Location and Setting
The City of Sonora is in the western portion of Tuolumne County, California, covering approximately 3.18 square miles within the Sierra Nevada foothills. The City boundary extends to the Town of Browns Flat to the north and State Highway 108 (SR 108) to the south. The City is surrounded by unincorporated Tuolumne County. The communities of Columbia and Springfield are located to the north, East Sonora to the east, and Jamestown to the west; refer to Exhibit 1, Regional Location. The nearest highways to the City are SR 108, at the southern boundary of the City, and SR 49, which runs from the western portion of the City, through the City’s historical center, and is the primary access through the Downtown area; refer to Exhibit 2, Local Vicinity.

2.2 Project Background
The City is updating the General Plan Housing and Safety Elements in order to align them with other General Plan Elements, as required by State law, including the Land Use, Circulation, Conservation and Open Space, Noise, Public Facilities and Services, Air Quality, Cultural Resources, Economics, Community Identify, and Parks and Recreation Elements. Both updates strive to align with recently enacted State laws and meet State requirements. The Safety Element Update is intended to adopt new climate change and wildfire mitigation strategies that will help the City better prepare for possible new and more severe climate scenarios.

Housing Element Update
The 2020 Census indicates a citywide population of 5,003, which is estimated to have decreased to 4,940 people in 2021. The City is the only incorporated area in Tuolumne County, and therefore the largest city in the area. The City is proposing to adopt the Housing Element for the Seventh Cycle planning period from 2024 to 2029. The proposed Housing Element Update (HEU) is available on the City’s website through this link: Sonora Community Development Department. The Housing Element, which is part of the City’s General Plan, is a policy document designed to provide the City with a coordinated and comprehensive strategy for promoting the production of safe and affordable housing within the community. California Government Code Section 65580 states the following regarding the importance of creating housing elements:

The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.

Per State law, the housing element has two main purposes:

1. To provide an assessment of both current and future housing needs and constraints in meeting these needs; and

2. To provide a strategy that establishes housing goals, policies, and programs.

The proposed Housing Element Update describes and analyzes the housing needs of Sonora residents and the issues confronted by the City, and provides goals, policies, and quantified objectives related to the maintenance, preservation, improvement, and development of housing. 358
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EXHIBIT 1
Regional Location
City of Sonora | 2024-2029 HEU and SEU IS/ND
Sources: City of Sonora, Tuolumne County
Map Export: 7/1/2024 3:03 PM.

Columbia
East Sonora
Jamestown
Phoenix Lake
Tuttletown
Sonora
Sphere of Influence
Sonora City Limits
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EXHIBIT 2
Local Vicinity
City of Sonora | 2024-2029 HEU and SEU IS/ND
Sources: City of Sonora, Tuolumne County
Map Export: 7/1/2024 2:59 PM.

Sonora
Sonora Creek
Woods Creek
Sphere of Influence
Sonora City Limits
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Safety Element Update
The Safety Element Update (SEU), provided on the City’s website through this link: Sonora Community Development Department, analyzes potential natural and human-caused hazards to safety in the City and provides goals, policies, and actions to minimize these hazards. The SEU evaluates hazards that may affect existing and future development and growth and provides guidelines for protecting the community and minimizing harm to the extent feasible. The goal of the SEU is to reduce the risk of injury, death, property loss, and other hardships to acceptable levels. Periodic updates of the Safety Element ensure that goals and policies remain relevant and responsive to community needs, hazard situations, and State law. California Government Code Section 65302(g)(1) identifies the following list of safety risks that, at a minimum, must be examined in each Safety Element:
 Seismically induced surface rupture*
 Ground shaking*
 Ground failure*
 Flooding*
 Tsunami
 Seiche
 Dam failure
 Slope instability leading to mudslides and landslides*  Subsidence*
 Liquefaction areas
 Other seismic hazards
 Wildland and urban fires*
 Climate change*
Items denoted by an * are potential hazards relevant to the City of Sonora.

2.3 Project Characteristics
Housing Element Update
Background
The City’s Housing Element serves as an integrated part of the General Plan and is subject to detailed statutory requirements, including a requirement to be updated every five years and mandatory review by the California Department of Housing and Community Development (HCD). This action includes the adoption of the HEU, which is a policy document; no actual development of parcels is included as part of the HEU. The proposed HEU is a five-year plan for the 2024-2029 period.

Pursuant to Government Code Section 65583, a housing element is required to consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing.

Specifically, a housing element is required to contain the following:
 An assessment of housing needs and an inventory of resources and constraints revelant to meeting those needs (Government Code Section 65583[a])
 A statement of the community’s goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing (Government Code Section 65583[a]) 361
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 A program that sets forth a schedule of actions during the planning period, each with a timeline for implementation of the policies and to achieve the goals and objectives of the housing element (Government Code Section 65583[c])
According to the Regional Housing Needs Plan (RHNP), the City of Sonora has a Regional Housing Needs Allocation (RHNA) of two (2) new units for the 2024-2029 period. Of the two units needed, one new unit is needed for very low income and one for low income. This is half of the need of Tuolumne County, in which two units are needed for very low income and two for low income. Combined, the City and Tuolumne County need six new units. The Housing Element Update identified two adequate sites with appropriate densities to meet the current RHNA requirements. The City has sufficient vacant property that, once developed, would result in units across all income categories beyond the cycle’s requirement. The Seventh Cycle Housing Element was adopted in summer 2025. The Seventh Cycle Housing Element was submitted to HCD and found to be in compliance in summer 2025, contingent upon timely implementation of stated programs.

Housing Element Overview
The City’s HEU consists of the following major components:
 A review of the prior housing element and goals that were accomplished (Appendix B, Housing Accomplishments – Evaluation of the 2019 Housing Element)  An assessment of housing needs in the City including profile and analysis of the City’s demographics, housing characteristics, and existing and future housing needs (Section 3.2, Needs Assessment)  An assessment of resources available to meet the City’s objectives regarding housing production and preservation. Resources include land available for new construction and redevelopment, as well as financial and administrative resources available (Section 3.3, Site Inventory Analysis and Zoning)  A review of the constraints to housing production and preservation. Constraints include potential market, governmental policy, and environmental limitations to meeting the City’s identified housing needs (Section 3.4, Constraints)
 A statement of the housing plan to address the City’s identified housing needs, including housing goals, policies, and programs (Section 3.6, Housing Plan)
Regional Housing Needs Allocation (RHNA)
State housing element law requires housing elements to be updated regularly to reflect a community’s changing housing needs, including preparation of a RHNA plan (Government Code Section 65584[a]). A critical measure of compliance is the ability of a jurisdiction to accommodate its share of the regional housing needs based on a RHNA prepared by HCD for each Council of Governments or regional jurisdiction in the State that identifies projected housing units needed for all economic segments based on the Department of Finance population estimates. HCD is responsible for allocating this total to the jurisdictions within Tuolumne County (the City of Sonora and Tuolumne County). This process is known as the RHNA and occurs every 8.5 years.

The RHNP creates the RHNA by allocating to each city and county a “fair share” of the region’s projected housing needs by household income group. In each jurisdiction, the RHNA is distributed among four different income groups. This ensures that each city or county is planning for housing that meets the needs of all economic segments of the community, including lower income households.

For the City of Sonora, the RHNA for 2024-2029 is 2 units. This includes one very low-income unit, and one low-income unit. The 2024-2029 Housing Element demonstrates that the City has the capacity to accommodate this projected housing need.
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Summary of Ability to Meet RHNA
As shown in Table 2-1 below, the identified vacant sites can accommodate the RHNA allocation in all income categories. The table illustrates a surplus capacity of 52 very low-income sites, 52 low-income sites, 24 moderate income sites, and 24 above moderate-income sites based on the allowed density of the identified sites.

Table 2-1
Summary of Ability to Meet RHNA
Table 3-26: Capacity to Meet RHNA Requirement
Very Low Low Moderate Above Moderate Total
RHNA Requirement 1 1 0 0 2
RHNA Sites
Lemke 53 53 0 0 106
Cuesta Heights 0 0 24 24 48
Total Capacity 53 53 24 24 154
Surplus 52 52 24 24 152
Rezone
As noted in Housing Element Program 3.1 and consistent with the California Department of Housing and Community Development’s (HCD) correspondence dated June 9, 2025, the 5th and 6th Regional Housing Needs Assessment (RHNA) candidate site(s) are to be rezoned to accommodate by-right housing pursuant to Government Code Section 65583.2 (c). Specifically, Program 3.1 requires the City to amend the City’s Municipal Code by adding Chapter 17.21, entitled Regional Housing Needs Assessment Overlay Zone District (RHNAOZD), to Title 17 of the City of Sonora Municipal Code. The Regional Housing Needs Assessment Overlay Zone District (RHNAOZD) applies to the following property:

Table 2-2
RHNAOZD Site
Regional Housing Needs Assessment Overlay Zone District Sites Site Name APN
Existing
Zoning/Genera
l Plan
Designation
Approx.

Acreage
Maximum
Density Unit Potential Affordability
Lemke 044-430-055 R3/HDR 11.05* 21.75 du/acre 106 Low/Very Low * Based on the site constraints and the topography of the area, the portion of this parcel that falls within the range of 0-15% slope would be developable at 9.19 acres.

The Lemke site is the sole remaining 5th and 6th RHNA site at 9.19 acres of vacant land of an 11.05-acre parcel in the R3 Zone. The R3 Zone has a maximum density of 21.75 dwelling units per acre, making the R3 zone suitable for lower-income housing. However, based upon site constraints, including topography, the realistic capacity of the site is 106 lower income units. The projection is based on taking the developable portion of the site (9.19 acres) at the average density of multi-family developments in the City (11.6) acres.

As an overlay zone, the RHNAOZD would layer on top of the base R3 zoning regulations, leaving in place the option to develop under the base zoning, but providing the opportunity to develop the property through a ministerial by-right approval process should an applicant propose 20 percent low-income deed restricted affordable housing. The by-right approval process is subject to objective design standards. Accordingly, the Lemke property will be rezoned to have a zoning designation of R3/(RHNAOZ), as required for HCD Certification of the City’s 2024-2029 Housing Element of the General Plan. 363
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The purpose of the RHNAOZD is to acknowledge existing statutes, thereby memorializing an existing by-right approval process and application of objective design standards afforded to developers of projects that include 20 percent of the units as housing affordable to lower income households in accordance with Government Code Section 65583.2. Other than the by-right approval and objective design standards processes established by the RHNAOZ, no land use changes are proposed with the rezone of the Lemke property. 2024-2029 HEU Goals and Policies
Based on the City’s ability to meet the RHNA allocation as described above, the HEU is a policy document; no actual development of parcels is included as part of the approval. The project evaluated herein therefore does not include development. The Housing Element goals, policies, objectives, and programs, which can be found in Chapter 3.6, Housing Plan, reflect the City’s continued commitment to actively support residential development and plan for the City’s fair share of regional housing needs.

Safety Element Update
Background
Throughout the history of the City of Sonora, the City has dealt with various natural and human-caused hazards, including earthquakes, wildfires, droughts, land movement, train derailments, flooding, and a pandemic.

Landslides and mudslides have occurred as a result of severe weather and flooding, and most of the City has been identified as being within a Very High Fire Hazard Severity Zone (VHFHSZ). The City’s Safety Element is updated periodically to ensure the City continues to address the relevant natural and human-caused hazards of the time. In the twenty-first century, climate change has become a prevalent safety concern for all jurisdictions, as it increasingly affects other hazards such as severe weather, flooding, wildfires, diseases, extreme heat, and drought. Safety Element updates are now required to evaluate local hazard events and the likelihood of future hazards in the context of climate change.

Safety Element Overview
The City’s SEU addresses hazards of concern relevant to the City and provides goals, policies, and implementation measures to adapt to and minimize these hazards. The 2024 Sonora SEU was developed in conjunction with the development of the 2024 City of Sonora Local Hazard Mitigation Plan (LHMP). The LHMP identifies specific needs, goals, mitigation actions, capital improvement projects, and local and regional partnerships relevant to the City of Sonora, for the purpose of protecting the community from natural and human-caused hazards. Further details regarding natural disasters, including relevant mitigation actions to reduce vulnerability, are included in the LHMP. The LHMP incorporates a process where hazards are identified and profiled, the people and facilities at risk are analyzed, and mitigation actions are developed to reduce or eliminate hazard risk. The implementation of these mitigation actions, which include both short-term and longterm strategies, involve planning, policy changes, programs, projects, and other activities. The hazards identified in the SEU and many of the goals, policies, and implementation measures included in the SEU coincide with the hazards, goals, and actions included in the LHMP. 364
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Natural and human-caused hazards determined relevant to the City of Sonora in the SEU include the following:

Wildfire and Urban Fire Hazards
Most of the City is designated a Very High Fire Hazard Severity Zone (VHFHSZ) by the California Department of Forestry and Fire Protection. The City FHSZ is classified as a Local Responsibility Area and falls under the jurisdiction of the City of Sonora Fire Department. The terrain in the City consists of heavily wooded communities and steep terrain that limits and challenges vegetation management and fire suppression activities. Most of the VHFHSZ in the City is located in residential areas, in which many lots are surrounded by substantial vegetation and dense brush that, when combined with increasingly frequent drought conditions, presents a significant fire hazard as vegetative fuel. Additionally, the City is surrounded by unincorporated areas of Tuolumne County, which include fire hazard zones in State Responsibility areas. The majority of these unincorporated areas are VHFHSZs, indicating a significant risk of wildfire in the surrounding areas of Tuolumne County that could spread rapidly and threaten the City. The City of Sonora also has many historical buildings that were not built in compliance with modern fire codes and are at an increased risk of structural fire.

The threat of wildfire in Sonora has been increasing in recent decades and is expected to continue to worsen due to the effects of climate change. The foothill area in which Sonora is located offers a substantial fuel load for fires and experiences long, dry summers that further increase fire risk. More severe drought conditions, severe weather, and extreme heat are expected throughout the remainder of the century. The annual fire season is expected to become longer and more severe on average.

Seismic Hazards
The City of Sonora is located in an area of concern for seismic activity. The City is located on a pre-quaternary fault which is generally considered inactive, however, known active faults and potentially active faults are located west of the City in the Foothills Fault Zone. The nearest mapped fault of the Melones Fault Zone, which is part of the Foothills Fault Zone, is located approximately 3.5 miles southwest of the City. There are also four “capable” faults, faults with tectonic displacement within the last 35,000 years which could produce an earthquake, located within Tuolumne County. The City is therefore susceptible to seismic ground shaking as a result of seismic activity in the region. Major faults in the Bay Area could also trigger large earthquakes that could generate ground shaking in Sonora.

Downtown Sonora has many historic buildings that predate modern seismic codes and would be at risk in the event of seismic ground shaking. The City is also underlain by various tunnels and mines constructed prior to modern seismic codes that could collapse during ground shaking, causing ground failure and subsidence. The earthquake potential for the City is considered occasional. The City has a low potential for liquefaction.

Geologic Hazards
The City of Sonora consists of sloped terrain that may be subject to landslides and erosion. Steep slopes in the west, north, and east residential areas of the City are at risk of landslides that may occur as a result of earthquakes, heavy rain, floods, or wildfires. Mudslides may also occur in the City in areas where wildfires have removed vegetation from the soil, leaving the soil exposed and susceptible to movement in the event of heavy rain. The City is at risk of subsidence in the form of sinkholes occurring over historic mines. Heavy rains saturate the soil and pose a risk to structures located above the tunnels and mines. Additionally, the City is at risk of a variety of hazards associated with volcanoes, which are located in Mono County, east of the City. A volcanic eruption from the Long Valley Volcanic Region would have to be very large to directly reach the City of Sonora, however, volcanic ash and volcanic gas may impact the City depending on the size, location, and type of eruption and wind direction. Volcanic ash can pose a threat to buildings, roads, utilities, and communications, and can also cause respiratory effects such as asthma.

Flooding
The City is at risk of flooding caused by an overflow of Woods Creek, which is located within the Federal Emergency Management Agency 100-year flood zone. The areas adjacent to Woods Creek and Sonora Creek are 365
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at risk of flooding in the event of extreme precipitation. Localized surface flooding poses a threat to City and emergency operations and historic structures in the Downtown area. The City’s primary stormwater conveyance system, the Main Drain, located under Downtown Sonora, is outdated and in need of improvements. The LHMP includes improvements to the Main Drain. The City is not at risk of dam inundation.

Hazardous Materials/Wastes
Hazardous materials are generated, used, and stored by facilities throughout the City of Sonora and in surrounding unincorporated communities for a variety of purposes in service industries, agriculture, businesses, schools, and households. The City does not contain the types of major industrial uses that typically result in larger amounts of hazardous materials, nor are significant areas of heavy industry located in adjoining areas of unincorporated Tuolumne County. According to the Department of Toxic Substances Control EnviroStor database, three sites in the City are classified as “Evaluation Needed”. There is one active State response clean-up site at Sierra Launderers & Cleaners, located at 407 North Washington Street. All four of the above sites are assumed to pose a limited risk of hazardous materials release to the community.

Emergency Operations
The City of Sonora does not have a centralized communication system and lacks reliable internet service during emergency scenarios. The City also does not currently have proper emergency response equipment. Without proper emergency response equipment and communications technology, the City may be unable to provide adequate emergency response services. Hazard events are expected to increase in frequency and severity as a result of climate change; the City needs the necessary resources to be prepared for future hazards.

Additionally, the City of Sonora is at risk of pandemics, the most recent of which occurred in 2019 and caused hundreds of deaths in Tuolumne County and much of the City to shut down.

Human-Caused Hazards
Human-caused hazards in Sonora can include a variety of incidents, including active shooter events, terrorist attacks, aircraft crashes, civil disturbance, and cyberterrorism. These hazard types are often difficult to predict and impacts can vary greatly depending on the specific incident. The City of Sonora is at an increased risk of active shooter events, terrorist attacks, cyberterrorism, and civil disturbance because of the presence of multiple City/County governmental buildings, schools, churches, and other critical assets in the City.

Climate Change
The City of Sonora is expected to see the following changes as a result of climate change in coming years and decades: periods of very high and very low precipitation resulting in both droughts and severe flooding, severe weather events that may also cause flooding, an increase in extreme heat days per year and higher average annual temperatures, and more frequent and severe wildfires in the region.

Critical Facilities and Infrastructure
The City’s principal stormwater conveyance system, the Main Drain, includes stone tunnels dating back to the late 1880s. Portions of the Main Drain remain vulnerable, insufficient, and in need of modern improvements.

Structural deficiencies in the Main Drain increase the risk of future floods during severe weather events. Due to the location of the Main Drain, flooding as a result of the pipeline’s deficiencies could threaten access to critical City facilities.

Evacuation
The City of Sonora has several subdivisions and roads that do not meet ingress/egress requirements for evacuation purposes or are currently designed in a manner which inhibits evacuation and emergency response efforts. The Downtown area has many one-way streets, and several roads have a tight turning radius that prohibits access for emergency vehicles. The City of Sonora is increasingly at risk of wildfires and other hazard events, and evacuation planning necessary to reduce evacuation-related vulnerabilities. 366
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SEU Goals and Policies
Similar to the HEU, the SEU is a policy document; no actual development of parcels is included as part of the approval. In addition to the goals and policies, the SEU includes implementation measures for action items for the City. The goals, policies, and implementation measures for the SEU are included in each hazard type analysis.

2.4 Project Construction and Phasing
The proposed project includes two policy documents that do not include any actual development of parcels.

Therefore, no construction would occur as a result of this project. Any development that might occur as a result of the goals, policies, and implementation measures contained within this project would be subject to further environmental review and approval on a project-specific basis. Any development that may occur pursuant to the RHNAOZD would not require additional environmental review; however, the RHNAOZD maintains the existing R3 zoning designation for the Lemke site, and no land use changes are proposed with the rezone of the Lemke property.

2.5 Project Approvals
The actions and/or approvals the City needs to consider for the proposed project include, but are not limited to, the following. This list is preliminary, and may not be comprehensive.

City of Sonora
• CEQA adoption of the Initial Study/Negative Declaration (IS/ND) • Adoption of the City of Sonora 2024-2029 Housing Element Update - Pursuant to State law, the California Department of Housing and Community Development (HCD) is empowered to review the housing element of each community to ensure its compliance with the provisions of the Government Code related to facilitating the improvment and development of housing in order to make adequate provisions for the housing needs of all economic segments of the community. HCD has review but not approval authority. • Adoption of the Regional Housing Needs Allocation Overlay Zone District • Adoption of the City of Sonora Safety Element Update
- Prior to adoption of the Safety Element, coordination and feedback from the Sonora Fire Department and Sonora Police Department is required.
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3 Environmental Checklist
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” as indicated by the checklist on the following pages.

Aesthetics Agriculture and
Forestry Resources
Air Quality
Biological Resources Cultural Resources Energy
Geology and Soils Greenhouse Gas
Emissions
Hazards and Hazardous
Materials
Hydrology and Water Quality Land Use and Planning Mineral Resources Noise Population and Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities and Service Systems Wildfire Mandatory Findings of Significance
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Determination (To be completed by the Lead Agency)
On the basis of this initial evaluation:
� I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

D I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

D I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

D I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 0 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including at are imposed upon the proposed project, nothing further is required. - -11
Date
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Evaluation of Environmental Impacts

1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project would not expose sensitive receptors to pollutants, based on a project-specific screening analysis).

2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.

3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an Environmental Impact Report (EIR) is required.

4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level.

5. The explanation of each issue should identify:
a. the significance criteria or threshold, if any, used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance 370
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3.1 Aesthetics
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
I. AESTHETICS – Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
c) In non-urbanized areas, substantially degrade
the existing visual character or quality of public
views of the site and its surroundings? (Public
views are those that are experienced from
publicly accessible vantage point). If the project
is in an urbanized area, would the project
conflict with applicable zoning and other
regulations governing scenic quality?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?
a) Would the project have a substantial adverse effect on a scenic vista? No Impact: Scenic vistas in the City of Sonora include views available from State Route 49 and State Route 108.

Scenic resources in the City include significant trees, hillsides, hilltops, scenic corridors, creeks, and historic resources. Woods Creek, Dragoon Gulch, Sonora Creek, public parks, and cultural facilities are all considered scenic resources in the City.1 The HEU identifies two sites in the City with the capacity to meet the City’s RHNA allocation, Lemke and Cuesta Heights. Neither site is located near or visible from SR 49 or SR 108. Potential future development on these sites is therefore not anticipated to be located within a scenic vista. Both sites have sloped terrain, are in hilly locations, and have a substantial number of trees. Potential future development would be required to comply with the City’s design standards, Hillside Preservation Ordinance, and requirements of the Tree City USA program. No rivers or creeks are located on either site. Any potential development on either of these sites would be required to undergo separate and project-specific environmental review which would be completed prior to project implementation.

The SEU includes programs that require the following improvements: a French Drain at Sonora High School Dunlavy Stadium, improving the bridge at Southgate Drive over Sonora Creek, the Main Drain Improvement Project, and expanding the capacity of Woods Creek to avoid flooding in the area. Woods Creek and Sonora Creek are both considered scenic resources and are located adjacent to SR 49 in certain areas. The Main Drain is located under the Downtown area, in the middle of the City, as well as partially under SR 49. However, any reduction in visual character of these sites due to construction would be temporary in nature and once implemented, it is anticipated that none of these developments would substantially alter the existing visual character of the sites. Furthermore, any development related to the implementation of these improvements 1 City of Sonora. 2020. City of Sonora General Plan. Website: https://sonoraca.com/city-services/general-plan/. Accessed June 11, 2024.
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would be required to undergo separate and project-specific environmental review which would be completed prior to project implementation.

The HEU and SEU are both policy documents and do not include any changes to land use designations, building heights and intensities, or residential densities. Both Elements include policies intended to continue to make the City of Sonora a safe and desirable place to work and live. Potential aesthetic-related impacts are unique to a project’s location and design and cannot be meaningfully determined until a project site has been defined. All future development would be subject to the City’s zoning requirements. Therefore, the project would result in no impacts to scenic vistas. No mitigation measures are required. b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact: The City’s General Plan identifies the following as scenic resources: trees, hillsides, hilltops, corridors, creeks, historic and/or cultural facilities, public parks, Woods Creek, Sonora Creek, and Dragoon Gulch. The General Plan recognizes the following roadway sections as eligible for local designation as ScenicGateway Corridors: SR 49, South Washington Street to SR 108, SR 108, Hospital Road southbound to SR 108, and SR 108 to Sanguinetti Road. Views from SR 108 and SR 49 are considered scenic vistas. According to the California State Scenic Highway Program, SR 49, through the entire City, and SR 108 are eligible for State scenic highway designation. However, the City has not yet proceeded with maintaining official scenic highway designation for either SR 49 or SR 108 and has not established any officially designated Scenic-Gateway Corridor in the City.2 Therefore, there are no designated State scenic highways in Sonora. The California Public Resources Code Sections 5070-5077.8 designates SR 49 as a heritage corridor, which is a regional, state, or nationwide alignment of historical, natural, or conservation education significance. The Sonora General Plan includes policies and programs intended to preserve the scenic resources of Sonora, including those located adjacent to SR 49 and SR 108.

As mentioned in Threshold a) above, any potential development at the sites identified in the HEU would not be located adjacent to or visible from SR 49 or SR 108 and would be subject to compliance with the City’s Hillside Preservation Ordinance, the Tree City USA program, and the City’s design standards. Additionally, potential future development related to the programs included in the SEU may include development near or of scenic resources, including Woods Creek. However, it is not anticipated that the infrastructure improvement projects suggested in the SEU would alter the existing visual character of any scenic resources. Any future development related to the HEU or SEU would be subject to project-specific environmental review prior to project implementation, and any potentially significant impacts would be addressed through mitigation measures specific to the project and impact.

The HEU and SEU are both policy documents and do not include any changes to land use designations, building heights and intensities, or residential densities. Both Elements include policies intended to continue to make the City of Sonora a safe and desirable place to work and live. Potential aesthetic-related impacts are unique to a project’s location and design and cannot be meaningfully determined until a project site has been defined. All future development would be subject to the City’s zoning requirements. Therefore, the project would result in no impacts to scenic resources or State scenic highways. No mitigation measures are required. c) In non-urbanized areas, would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? No Impact: The project would implement policies intended to continue to make the City a safe and desirable place to work and live, including efforts such as development policies and critical infrastructure improvements. 2 California Department of Transportation. 2018. California State Scenic Highway Mapping System. Website:
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa. Accessed June 11, 2024.
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The City’s current Zoning Code contains standards intended to preserve the natural beauty of the City, including provisions related to building standards (heights, setbacks, intensities), screening of utilities in development, outdoor improvements, hillside preservation, and tree preservation and management. The SEU includes suggested improvements to some of the City’s scenic resources; however, implementation of these improvements would result in only temporary visual impairments, would not substantially alter existing scenic resources and visual character, and would be subject to project-specific environmental review prior to project implementation. The HEU identifies two sites within the City that would be suitable for potential future residential development. Both sites contain trees and are located on hilly terrain, however any potential future development on either site would be required to comply with the City’s Hillside Preservation Ordinance and Tree City USA program. Future development in the City would be required to comply with the provisions of the City’s Zoning Code. The proposed project includes two policy documents and does not include any changes to land use designations, building heights and intensities, or residential densities. No development is proposed.

Therefore, the project would result in no impacts to the visual character or quality of public views or conflict with applicable zoning and other regulations governing scenic quality. No mitigation measures are required. d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
No Impact: Sources of light present throughout the City predominantly include residential and commercial uses of both interior and exterior lighting and vehicular traffic, while sources of glare include highly finished building materials such as glass, and roadway traffic. The project consists of two policy documents and would not directly involve construction or development. However, all potential future residential development enabled by the City’s General Plan is anticipated to introduce light and glare sources typical of development, and all future development in the City would be subject to the City’s zoning requirements. The City’s current Zoning Code contains lighting requirements intended to maintain public health, safety, and welfare from noxious or offensive illumination, glare, or similar effects. Capital improvement projects related to the programs included in the SEU are not anticipated to generate substantial sources of light or glare. All future development in the City would be required to comply with the provisions of the City’s Zoning Code and would be subject to approval by the City’s Design Review Commission. The proposed project would result in no impact related to light or glare which would adversely affect views. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to aesthetics; therefore, no mitigation measures are required.
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3.2 Agriculture and Forestry Resources
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
II. AGRICULTURE AND FORESTRY RESOURCES – In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to nonagricultural use? b) Conflict with existing zoning for agricultural use,
or a Williamson Act contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code Section 12220(g)), timberland
(as defined by Public Resources Code Section
4526), or timberland zoned Timberland
Production (as defined by Government Code
Section 51104(g))?
d) Result in the loss of forest land or conversion of
forest land to non-forest use?
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland,
to non-agricultural use or conversion of forest
land to non-forest use?
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a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
d) Would the project result in the loss of forest land or conversion of forest land to non-forest use? e) Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
No Impact: The City does not contain any Prime Farmland, Unique Farmland, Farmland of Statewide Importance, forest land, or timberland.
3 No land within the City limits is under a Williamson Act contract.4 The project involves updates to the City’s Housing Element and Safety Element, with no proposed changes to land use designations of parcels within the City. The City is primarily a residential and commercial community; some parcels in the southwest portion of the City and one parcel in the northern part of the City are zoned Agricultural/Residential, however there is no land within the City designated as forest land, timberland, or timberland zoned Timberland Production. No provisions contained in the HEU or the SEU would convert Prime Farmland, farmland of unique or Statewide importance, or an agricultural use. No development is proposed on forest land or timberland zoned Timberland Production. Any future development projects in the City would not conflict with an existing Williamson Act contract, would not result in the conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use, and would not result in the conversion or loss of forest land. Any future development on properties zoned Agricultural/Residential would be subject to project-specific environmental review. Therefore, the proposed project would have no impact on agricultural or forestry resources. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to agriculture and forestry resources; therefore, no mitigation measures are required.
3 California Department of Conservation. 2022. California Important Farmland Finder. Website:
https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed June 11, 2024. 4 California Department of Conservation. 2023. California Williamson Act Enrollment Finder. Website:
https://maps.conservation.ca.gov/dlrp/WilliamsonAct/. Accessed June 11, 2024. 375
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3.3 Air Quality
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
III. AIR QUALITY – Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard?
c) Expose sensitive receptors to substantial
pollutant concentrations?
d) Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
a) Would the project conflict with or obstruct implementation of the applicable air quality plan? b) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
No Impact: The City is located in the Mountain Counties Air Basin, which is currently designated nonattainment for ozone and fine particulate matter less than 10 microns in diameter (PM10). Tuolumne County is currently designated as nonattainment-transitional for ozone and is unclassified for PM10. 5 The Tuolumne County Air
Pollution Control District is included in a portion of the California State Implementation Plan, which includes regulations for all pollutants and was adopted in 2022. The United States Environmental Protection Agency approved the Tuolumne County portion in 2023.6 There is no air quality management plan specific to Tuolumne County or the Mountain Counties Air Basin in its entirety.

The project would not directly result in construction or development activity, nor would it enable development beyond that which is currently provided for in the City’s General Plan. The number of residential units that could be developed under the HEU is consistent with the City’s current General Plan and zoning designations.

Potential air quality-related impacts, including potential increases of criteria pollutants, are location-specific and cannot be assessed in a meaningful way until the location and design of a project is known. At such time that a development proposal is considered that project would be subject to adopted development air quality standards. Short-term air quality impacts resulting from construction activities, such as dust generated by clearing and grading activities, exhaust emissions from gas- and diesel-powered construction equipment, and vehicular emissions associated with the commuting of construction workers, would be subject to State air quality management regulations and all other relevant regional rules and regulations. 5 California Air Resources Board. 2022. Maps of State and Federal Area Designations. Website:
https://ww2.arb.ca.gov/resources/documents/maps-state-and-federal-area-designations. Accessed June 11, 2024. 6 United States Environmental Protection Agency. 2023. EPA-Approved Tuolumne County Air Pollution Control District Regulations in the California SIP. Website: https://www.epa.gov/air-quality-implementation-plans/ca-sip-tuolumne-county-apcd. Accessed June 11, 2024.
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Thus, the project would result in no impacts related to the implementation of any applicable air quality plan, and it would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or State ambient air quality standard. No mitigation measures are required.
c) Would the project expose sensitive receptors to substantial pollutant concentrations? No Impact: The HEU and SEU are both policy documents that do not include any changes to land use designations. The proposed project does not directly involve construction or development activities. Potential air quality-related impacts are location-specific and cannot be assessed in a meaningful way until the location of a project site and project characteristics are known. The City’s General Plan and Municipal Code contain policies and measures related to maintaining air quality in the City and reducing emissions from commercial uses. For potential future projects in residential areas, development buffers would be considered necessary to protect neighbors from air pollution-generating activities. At the time that a development proposal is considered for any future development in the City, that project would be subject to the development review process.

Therefore, the proposed project would not expose sensitive receptors to substantial pollutant concentrations.

No impacts would occur, and no mitigation measures are required. d) Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
No Impact: Impacts would be considered potentially significant if the project were to result in the creation of objectionable odors with the potential to affect substantial numbers of people, or if construction or operation of the project would result in the creation or nuisance odors that would be noxious to a substantial number of people. Residential development such as that described in the HEU is not a land use typically associated with odor complaints or noxious emissions. The SEU suggests infrastructure improvement projects that are not anticipated to generate noxious emissions or odors. The SEU also contains policies intended to minimize health hazards related to air quality impacts from wildfires.

The proposed project would not directly involve construction or development activities upon implementation.

The proposed project would therefore not result in impacts related to emissions adversely affecting a substantial number of people. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to air quality; therefore, no mitigation measures are required.
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3.4 Biological Resources
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
IV. BIOLOGICAL RESOURCES – Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications, on any
species identified as a candidate, sensitive, or
special status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish
and Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations, or by the California
Department of Fish and Wildlife or U.S. Fish
and Wildlife Service?
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors,
or impede the use of native wildlife
nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
No Impact: The City’s environs have the capacity to house a range of plant and wildlife species, including State and federally listed species. The City’s General Plan identifies approximately ten special status species that have the potential to occur within the City’s Sphere of Influence. Potential impacts related to biological resources are unique to a project’s location and cannot be meaningfully determined until a project 378
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site has been defined. Any potential future development would be subject to federal, State, regional, and local regulatory requirements related to biological resources.

The SEU includes policies intended to lessen impacts to biological resources, including policies for climate adaptation and resiliency. Both the HEU and SEU are policy documents and do not directly include any development, construction, or land use changes. Potential future projects, including those related to the HEU and SEU, would be evaluated by the City for their compliance with goals, policies, and measures contained in the City’s General Plan intended to mitigate potential impacts to natural and biological resources, including those contained in the Conservation and Open Space Element. Therefore, the proposed project would have no impact on candidate, sensitive, or special status species. No mitigation measures are required. b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? c) Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
No Impact: The City contains several riparian areas, including the habitats around Woods Creek, Sonora Creek, and Dragoon Gulch. The City’s General Plan also identifies several other vegetation types throughout the City’s Sphere of Influence that have the potential to contain sensitive natural communities, including valley foothill riparian, wet meadow, lake or pond, perennial stream, intermittent stream, blue-oak foothill-pine, mixed chaparral, montane hardwood, blue oak woodland, and annual grassland. The General Plan also identifies the habitats along Woods Creek, Sonora Creek, and Dragoon Gulch as wetlands. According to the United States Fish and Wildlife Service National Wetlands Inventory, Sonora Creek is classified as riverine habitat throughout the middle of the City and as freshwater forested/shrub wetland along its eastern section, Woods Creek is classified as a freshwater forested/shrub wetland, and Dragoon Gulch is classified as riverine habitat. The National Wetlands Inventory also identifies riverine habitat and freshwater forested/shrub wetland in the southeastern portion of the City.7 Potential future development pursuant to the policies and programs of the SEU and HEU could have the potential to impact State or federally protected wetlands as well as riparian habitat or other sensitive natural communities.

However, the HEU and SEU are both policy documents and would not directly involve construction or development activity. Potential impacts related to sensitive natural communities, such as riparian or wetland habitats, are unique to a project’s location and characteristics and cannot be meaningfully determined until a project has been defined. Therefore, the project would have no impacts on riparian habitat, other sensitive natural communities, or on State or federally protected wetlands. No mitigation measures are required. d) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
No Impact: The City is a heavily wooded community with numerous undeveloped hillsides and sloped terrain. A few creeks, identified by the City and US Fish and Wildlife Service as riparian habitat and wetlands, also pass through the City. Within these undeveloped areas, the potential exists for nesting birds and other species to occur, as well as for those areas to be wildlife nursery sites. However, the HEU and SEU are policy documents consistent with the City’s General Plan and do not propose any land use changes. Further, future development in the City would be subject to all applicable State, regional, and local regulations and standards regarding biological resources. Therefore, the project would have no impact on the movement of native resident or migratory fish or wildlife species, corridors, or nursery sites. No mitigation measures are required. 7 United States Fish and Wildlife Service. National Wetlands Inventory. Website:
https://fwsprimary.wim.usgs.gov/wetlands/apps/wetlands-mapper/. Accessed June 14, 2024. 379
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e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
No Impact: The City has a Hillside Preservation Ordinance that governs residential development on hillsides and hilltops in the City in order to maintain visual quality, natural topography, resources, and amenities of the hillsides. The City also received official designation as a Tree City USA in 1995; the Tree City USA program provides standards for the City to manage its tree resources. Potential future development related to the HEU would occur in sloped, undeveloped areas of the City and may be subject to the development standards of the Hillside Preservation Ordinance and Tree City USA program. However, the HEU and SEU are policy documents consistent with the City’s General Plan and do not propose any land use changes. Future development in the City would be subject to all applicable State, regional, and local regulations and standards regarding biological resources. Therefore, the proposed project would have no impact on policies protecting biological resources or any local, regional, or State habitat conservation plan. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to biological resources; therefore, no mitigation measures are required.
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3.5 Cultural Resources
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
V. CULTURAL RESOURCES – Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
Section 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to Section 15064.5?
c) Disturb any human remains, including those
interred outside of formal cemeteries?
a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5?
b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
c) Would the project disturb any human remains, including those interred outside of formal cemeteries?
No Impact: The proposed project involves adoption of two policy documents, the HEU and SEU, which do not directly propose any ground disturbance or development that may impact historical resources. Potential impacts related to cultural resources are unique to a project’s location and cannot be meaningfully determined until a project site has been defined. Potential future development in the City would require project-specific environmental evaluation in order to determine any potential impacts to cultural resources. Future development would be subject to federal, State, and local regulatory requirements related to the discovery and proper handling of cultural and historic resources, including Public Resources Code Section 211083.2, which requires avoidance and other measures in the event of discovery. Therefore, no impact to cultural resources would occur with implementation of the proposed project. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to cultural resources; therefore, no mitigation measures are required.
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3.6 Energy
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
VI. Energy – Would the project:
a) Result in potentially significant environmental
impact due to wasteful, inefficient, or
unnecessary consumption of energy resources,
during project construction or operation?
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
a) Would the project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
No Impact: The HEU and SEU are consistent with the City’s General Plan and contain policies to conserve energy resources. The HEU includes programs intended to conserve energy through public education on the reduction of residential energy use. However, the SEU and HEU are policy documents and do not directly involve any development. Potential impacts related to energy resources are unique to a specific project and cannot be meaningfully determined until a project has been defined. Any future development would be required to comply with federal, State, and local regulatory requirements related to energy efficiency. Future development projects would incorporate site-specific infrastructure improvements, as necessary, and would be reviewed by relevant energy providers to identify necessary energy facility and service connections.

Additionally, future projects would be evaluated by the City for compliance with the goals, policies, and measures contained in the City’s General Plan intended to reduce potential impacts to energy resources.

Therefore, the proposed project would have no impact on energy resources as a result of wasteful, inefficient, or unnecessary energy consumption. No mitigation measures are required. b) Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
No Impact: The HEU and SEU are policy documents; the proposed project does not directly involve any development. Any future development in the City would be subject to federal, State, and local regulatory requirements related to energy efficiency. Any proposed buildings would be required to comply with the most recent version of the California Building Code, including the California Green Building Standards Code, which includes regulations for energy efficiency. Future projects would be evaluated by the City on a project-specific basis for compliance with goals, policies, and measures contained in the City’s General Plan and Municipal Code intended to reduce potential impacts to energy resources. Therefore, the proposed project would have no impact on a State or local plan for renewable energy or energy efficiency. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to energy; therefore, no mitigation measures are required.
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3.7 Geology and Soils
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
VII. GEOLOGY AND SOILS – Would the project:
a) Directly or indirectly cause potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based
on other substantial evidence of a known
fault? Refer to Division of Mines and
Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in
on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial direct or indirect
risks to life or property?
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where sewers
are not available for the disposal of
wastewater?
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
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a) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction? iv) Landslides?
No Impact: Sonora is a region of California characterized by moderate seismic activity. According to the California Geological Survey, no active earthquake faults are known to exist within or around the City. The City is not within an Alquist-Priolo Fault Zone.8 The City is located on a pre-quaternary fault, which is a fault that ruptured over 1.6 million years ago and is generally considered inactive. However, Sonora is at risk of seismic ground shaking occurring as a result of seismic activity from regional faults in and around Tuolumne County.

Tuolumne County is located east of the Foothills Fault Zone, which includes the Melones Fault Zone along the east side of the system and the Bear Fault Zone on the west side. The closest known fault of the Melones Fault Zone is located approximately 3.5 miles southwest of the City of Sonora.9 The City is characterized by hilly, wooded terrain susceptible to landslide risks. Extreme flooding and erosion caused by wildfire burn scars have increased the risk of landslides and mudslides throughout the City in recent years. Liquefaction is considered unlikely as the City is not located within mapped liquefaction hazard zones.

According to the City’s General Plan, the potential for lateral spreading, lurching, or differential settlement to occur is low.
10 The SEU addressed the protection of the existing and future population and development from both natural and human-caused hazards through a number of goals, policies, and implementation programs. Among these is Goal 2 of the SEU, which aims to “minimize risk of injuries, loss of life, property damage, and economic and social disruption resulting from seismic and geologic hazards in Sonora”. Additionally, the proposed project includes two policy documents, and no development is proposed at this time. Any future development would be subject to federal, State, and local regulatory requirements related to building design and construction, including the most recent version of the California Building Code. Therefore, the proposed project would have no impacts related to the cause of potential substantial adverse effects involving earthquake faults, seismic ground shaking, or seismic-related ground failure. No mitigation measures are required. b) Would the project result in substantial soil erosion or the loss of topsoil? No Impact: The proposed project consists of two policy documents and would not directly involve construction or development activities. Any future development in the City would be subject to State, regional, and local requirements related to the prevention of erosion of onsite soils and the discharge of construction-related pollutants. Future projects would be required to prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) and/or Best Management Practices (BMPs), as necessary. Future projects would also be evaluated by the City for their compliance with the goals, policies, and measures contained in the SEU intended to protect 8 California Geological Survey. Earthquake Zones of Required Investigation. Website:
https://maps.conservation.ca.gov/cgs/EQZApp/app/. Accessed June 13, 2024. 9 California Department of Conservation. 2015. Fault Activity Map of California. Website:
https://maps.conservation.ca.gov/cgs/fam/. Accessed June 13, 2024. 10 City of Sonora. 2020. General Plan Safety Element. Website: https://sonoraca.com/wpcontent/uploads/2018/09/SonoraGeneralPlan2020-revision-2017-10-16-17-CC-adopted.pdf. Accessed June 13, 2024. 384
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lives and property. Therefore, the proposed project would have no impact on soil erosion or the loss of topsoil.

No mitigation measures are required.
c) Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
No Impact: The City of Sonora is characterized by wooded, sloped terrain that is susceptible to landslide risks.

Areas with recent wildfire burn scars or where stormwater drainage systems are insufficient are particularly at risk of landslides and mudslides. Additionally, the City is underlain by various tunnels and historic mines constructed prior to modern seismic codes. These mines and tunnels are not mapped. Underground mines and tunnels could collapse during strong seismic ground shaking or as a result of severe storm events. As a result, sinkholes are a concern for the City. However, the potential for lateral spreading and liquefaction is low.

The HEU and SEU are policy documents; the proposed project does not propose physical changes in the environment and does not directly involve development. To account for any potential instability, all future development projects in the City would be subject to federal, State, and local regulatory requirements related to building design and construction. Pursuant to the CBC, project-specific geotechnical investigations would be required, subject to review by the City’s Public Works Department, and any recommendations contained within would be required to be implemented. Additionally, all future development projects would be evaluated by the City for compliance with the goals and programs set forth in the SEU to decrease vulnerability to geologic hazards. Therefore, the proposed project would have no impacts related to unstable soil or geologic hazards, including landslides, lateral spreading, subsidence, or liquefaction. No mitigation measures are required. d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? No Impact: Expansive soils are characterized as fine-grained, such as silts and clays or soils with variable amounts of expansive clay materials that can change in volume due to changes in water content. According to the City’s General Plan, soil types within the City consist predominantly of deep, well drained soils that present only a slight erosion hazard.11 The risk of expansive soil in the City is considered low.

The HEU and SEU are policy documents and do not directly propose physical changes in the environment. The proposed project does not directly involve future development. Future development in the City would be subject to federal, State, and local regulatory requirements related to building design and construction.

Pursuant to the CBC, project-specific geotechnical investigations would be required, subject to review by the City’s Public Works Department, and any recommendations contained within would be required to be implemented. Therefore, the proposed project would have no impact on sites with expansive soil. No mitigation measures are required.
e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
No Impact: Most of the City of Sonora is serviced by the Tuolumne Utilities District sewage collection system.

However, some properties may require the use of a septic tank or alternative waste disposal system. Given the geologic and slope constraints in Sonora, the viability of a septic tank or alternative waste disposal system for a project would depend on the size of the project and the project’s location. The HEU and SEU are policy documents consistent with the City’s General Plan and do not propose any land use changes. The proposed project would not directly involve any development. All future development in the City would be subject to federal, State, and local regulatory requirements related to building design and construction. Pursuant to the CBC, project-specific geotechnical investigations would be required, subject to review by the City’s Public 11 City of Sonora. 2020. General Plan Appendix 6b. Website: https://sonoraca.com/wp-content/uploads/2017/03/apdx-sonorageneral-plan-2020.pdf. Accessed June 13, 2024. 385
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Works Department, and any recommendations contained within would be required to be implemented.

Therefore, the proposed project would have no impact related to soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems. No mitigation measures are required. f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
No Impact: The proposed project includes two policy documents and does not directly involve any development.

Potential impacts related to paleontological and geologic resources are unique to a project and site and cannot be meaningfully determined until a project has been defined. In the event that paleontological resources are discovered during the implementation of future development projects, applicants will be required to comply with regulatory standards enumerated in Public Resources Code Section 5097.574, which identifies the protocol for proper handling. Therefore, the proposed project would have no impacts related to paleontological resources or unique geologic features. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to geology and soils; therefore, no mitigation measures are required.
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3.8 Greenhouse Gas Emissions
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
VIII. GREENHOUSE GAS EMISSIONS – Would the project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
a) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
b) Would the project generate conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
No Impact: The HEU and SEU are policy documents consistent with the City’s General Plan. The proposed project does not directly propose physical changes in the environment and does not directly propose future development. Impacts related to GHG emissions are unique to a project and cannot be meaningfully determined until a project has been defined. Any future development in the City would be required to comply with the most recent California Building Code, including the CALGreen code, which is intended to reduce GHG emissions through sustainable design and renewable energy considerations. Therefore, the proposed project would have no impacts related to the generation of GHG emissions or conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emission of GHGs. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to greenhouse gas emissions; therefore, no mitigation measures are required.
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3.9 Hazards and Hazardous Materials
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
IX. HAZARDS AND HAZARDOUS MATERIALS – Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site that is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project result in a
safety hazard or excessive noise for people
residing or working in the project area?
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires?
a) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
No Impact: The HEU and SEU are policy documents consistent with the City’s General Plan. The proposed project does not include physical changes in the environment and does not directly involve future development.

The SEU addresses the protection of the existing and future population and development from both natural and human-caused hazards through goals, policies, and implementation programs. Among these are measures to reduce risks related to hazardous materials. SEU Goal 4 aims to “reduce likelihood of hazardous materials release, exposure, and contamination in Sonora”.

Construction activities associated with future development projects would likely involve the temporary transportation, management, and use of oils, fuels, and other potentially flammable substances, such as paints, solvents, and cleaners. Hazardous materials that may be present during operation of future development projects are usually associated with landscaping and building maintenance and are not 388
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considered a significant risk. However, all future development in the City would be subject to federal, State, and local regulatory requirements related to the transport, use, or disposal of hazardous materials. Therefore, the proposed project would have no impact related to the routine transport, use, or disposal of hazardous materials. No mitigation measures are required.
b) Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
No Impact: Potential future residential uses enabled by the City’s HEU are generally not characterized as substantial generators or hazardous materials, nor are they anticipated to result in upset or accident conditions involving the release thereof. The capital improvement projects suggested in the SEU are not anticipated to result in upset or accident conditions involving hazardous materials either. The SEU addresses the protection of the existing and future population and development from hazardous materials through hazard-specific policies and implementation measures.

The proposed project involves two policy documents and would not directly result in physical changes in the environment. Any future development would be subject to all applicable regulatory requirements concerning the proper handling, treatment, and disposal of hazardous materials. The proposed project would have no impacts related to upset and accident conditions involving the release of hazardous materials. No mitigation measures are required.
c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact: The City of Sonora has three high schools (Sonora High School, Theodore Bird High School, and Dario Casina High School), two pre-schools, and one elementary school within City limits. The Lemke site identified by the HEU as a potential residential development site is located approximately 0.25-mile from Sonora Elementary School. Additionally, the capital improvement projects suggested in the SEU may be located within 0.25-mile of a school. However, potential hazardous material-related impacts are location-specific and cannot be assessed in a meaningful way until the location of a project site is known. At such time that a development proposal is considered that project will be subject to the development review process. Potential future residential uses enabled by the City’s HEU are generally not characterized as substantial generators or hazardous materials, nor are they anticipated to result in upset or accident conditions involving the release thereof. The capital improvement projects suggested in the SEU are not anticipated to result in upset or accident conditions involving hazardous materials either. The SEU addresses the protection of the existing and future population and development from hazardous materials through hazard-specific policies and implementation measures. The proposed project evaluated herein includes two policy documents and does not directly propose physical changes in the environment. Therefore, the proposed project would have no impacts related to the emission or handling of hazardous materials within 0.25-mile of a school. No mitigation measures are required.
d) Would the project be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
No Impact: According to the Department of Toxic Substances Control, there are 16 potential hazardous waste sites active, certified, historical, or needing evaluation in and near Sonora city limits.12 None of the listed sites coincide with potential project sites identified in the HEU and SEU. The City and surrounding area do not contain 12 California Department of Toxic Substances Control. 2024. EVIROSTOR Project Search Results. Website:
https://www.envirostor.dtsc.ca.gov/public/search?CMD=search&city=Sonora&zip=&county=&case_number=&business_name=&FE DERAL_SUPERFUND=True&STATE_RESPONSE=True&VOLUNTARY_CLEANUP=True&SCHOOL_CLEANUP=True&CORRECTIVE_ACTION= True&tiered_permit=True&evaluation=True&operating=True&post_closure=True&non_operating=True&inspections=True&inspecti onsother=True. Accessed June 14, 2024.
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heavy industrial uses that would create a hazardous material risk in the event of a spill, release, or natural disaster. SR 49 and SR 108 pass through Sonora and are the two primary transit routes through the surrounding area. However, the transport of hazardous materials along SR 49 and/or SR 108 would be subject to all applicable State, regional, and local regulations regarding safe transport of hazardous materials.

The proposed project involves two policy documents and does not directly propose development. Any future development would be subject to all applicable regulatory requirements concerning the proper handling, treatment, and disposal of hazardous materials. Hazardous materials concerns are location- and projectspecific and cannot be meaningfully assessed until a project and project site have been defined. Therefore, the proposed project would have no impacts related to sites that are included on a list of hazardous materials sites.

No mitigation measures are required.
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? No Impact: There are no public use airports in Sonora, and the City is not located within an airport land use plan. The nearest public use airport is located approximately 2.1 miles northwest in Columbia. The HEU and SEU are policy documents that analyze housing and safety needs in the City. The SEU considers aircraft hazards and risks associated with the Columbia Airport and includes a policy to coordinate with Tuolumne County regarding aircraft and flight safety regulations implemented at the airport. It is not anticipated that any future development in the City would result in a safety hazard or excessive noise related to proximity to Columbia Airport. Therefore, the proposed project would have no impact related to excessive noise and safety hazards within an airport land use plan or two miles of a public use airport. No mitigation measures are required. f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
No Impact: The City of Sonora does not currently have an emergency response plan or emergency evacuation plan. At the time of publication of this IS/ND, the City is in the process of developing its Emergency Operations Plan. The City is within the boundaries of the Tuolumne County Emergency Operations Plan. State Routes 49 and 108 are the only two transit routes that provide ingress and egress for the City; SR 49 and SR 108 would be the primary evacuation routes for any emergency in the City. The City’s General Plan identifies South Washington Street as the primary evacuation route toward SR 108 (southern and western route), North Washington Street (SR 49) as the primary evacuation route toward northbound SR 49, and Mono Way East as the primary evacuation route eastward toward SR 108.13
The SEU addresses the protection of the existing and future population and development from both natural and human-caused hazards through a number of goals, policies, and implementation measures. Among these are implementation measures related to the creation of an emergency evacuation plan and a study of the existing conditions for evacuation in the City, as well as measures to provide and maintain a sufficient emergency response system for the City. All future development in the City would be required to comply with the provisions of the City’s General Plan, Local Hazard Mitigation Plan, and all regional and local regulations and plans related to evacuation and emergency response. The proposed project includes two policy documents and does not directly involve development. Therefore, the proposed project would result in no impacts related to an emergency response or evacuation plan. No mitigation measures are required. 13 City of Sonora. 2020. General Plan Safety Element. Website: https://sonoraca.com/wpcontent/uploads/2018/09/SonoraGeneralPlan2020-revision-2017-10-16-17-CC-adopted.pdf. Accessed June 14, 2024. 390
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g) Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
No Impact: Almost the entire City is designated as a Very High Fire Hazard Severity Zone (VHFHSZ) by CALFIRE.

The unincorporated areas of Tuolumne County surrounding the City are designated as VHFHSZ or High FHSZ.14 The SEU addresses the protection of the existing and future population and development from both natural and human-caused hazards through goals, policies, and implementation measures. Among these are measures to minimize the risk from the hazards of wildfire and to ensure the protection of people and wildlife from hazardous materials in the community.

Future development in the City would be required to comply with the provisions of the City’s General Plan and all State, regional, and local regulatory requirements related to hazardous materials and wildfire. The proposed project involves two policy documents and does not directly propose any development. Therefore, the proposed project would not expose people or structures to loss, injury, or death involving wildland fires. No impact would occur, and no mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to hazards and hazardous materials; therefore, no mitigation measures are required.
14 California Department of Forestry and Fire Protection. 2024. Fire Hazard Severity Zone Viewer. Website:
https://experience.arcgis.com/experience/03beab8511814e79a0e4eabf0d3e7247/. Accessed June 14, 2024. 391
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3.10 Hydrology and Water Quality
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
X. HYDROLOGY AND WATER QUALITY – Would the project:
a) Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or ground water
quality?
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater
recharge such that the project may impede
sustainable groundwater management of the
basin?
c) Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river or
through the addition of impervious surfaces, in
a manner which would:
i) result in substantial erosion or siltation onor off-site; ii) substantially increase the rate or amount of
surface runoff in a manner which would
result in flooding on- or offsite;
iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
iv) impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation?
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? No Impact: The proposed project includes two policy documents which are consistent with the City’s General Plan and do not directly propose physical changes to the environment. Potential future projects suggested in the SEU would include capital improvement efforts intended to preserve and enhance water drainage in the City. Future development in the City would be required to follow State, regional, and local regulations regarding onsite stormwater retention, to prevent contamination of surface waters and local groundwater. In order to comply with the federal National Pollutant Discharge Elimination System (NPDES) requirements and maintain the Central Valley Region Municipal Separate Storm Sewer System (MS4) permit, the Tuolumne County Utilities District, which provides sewer and wastewater services to most of the City, is required to screen and monitor its runoff to avoid compromising downstream water quality standards. Future development projects would be 392
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required by the City to implement BMPs for construction and, if appropriate, SWPPPs to avoid erosion, pollution, sedimentation, and runoff that would degrade water quality. Therefore, the proposed project would have no impact on water quality standards, waste discharge requirements, or surface or groundwater quality.

No mitigation measures are required.
b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
No Impact: The City’s water infrastructure is owned, maintained, and operated by the Tuolumne Utilities District (TUD). TUD has a contract with Pacific Gas and Electric Company (PG&E) which provides for a perpetual water supply from the South Fork of the Stanislaus River. The water is stored in Pinecrest Lake, Lyons Reservoir, Phoenix Lake, and other small reservoirs on the TUD ditch system, from which it is conveyed through a network of ditches, pipelines, and treatment plants to the TUD service area. The Tuolumne Main Canal, which leads from Lyons Reservoir to the Phoenix powerhouse, is a primary component of the conveyance system and includes

15.7 miles of pipeline, some of which is outdated. The surface water supply from the Stanislaus River accounts for approximately 97 percent of the potable water supply provided by the TUD. The TUD is not currently using groundwater as a primary source of water supply, however, when maintenance work must be conducted on the Tuolumne Main Canal, the TUD uses storage tanks and approximately 25 limited capacity groundwater wells to supply water. According to the TUD Urban Water Management Plan, groundwater is limited due to the impermeable bedrock that covers most of Tuolumne County.15 Any future development would also be subject to all applicable State, regional, and local regulatory requirements concerning the efficient use and conservation of water resources and preservation of groundwater resources and quality. The proposed project includes two policy documents and does not directly involve any development. Therefore, the proposed project would have no impact on groundwater supplies or recharge. No mitigation measures are required.
c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) Result in substantial erosion or siltation on- or off-site? ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite?
iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? iv) Impede or redirect flood flows?
No Impact: The proposed project includes two policy documents that are consistent with the City’s General Plan and do not directly propose physical changes to the environment. The City’s SEU contains goals, policies, and implementation measures intended to minimize risk from flooding or erosion. Any potential future development related to the SEU would include capital improvement projects designed to improve existing drainage patterns and minimize the risk of damage as a result of flooding. Potential impacts related to drainage are unique to a project and cannot be meaningfully determined until a project and project site have been defined. Future development in the City would be required to follow State, regional, and local regulations regarding drainage, erosion, and runoff. The TUD is required to screen and monitor its runoff to avoid compromising downstream water quality standards to comply with federal NPDES requirements and maintain the Central Valley Region MS4 permit. The City would also require BMPs for construction in order to avoid 15 Tuolumne Utilities District. 2021. 2020 Urban Water Management Plan for Tuolumne Utilities District. Website:
https://tudwater.com/wp-content/uploads/2021/07/TUD-2020-UWMP_Adopted-June-2021.pdf. June. Accessed June 14, 2024. 393
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erosion, pollution, sedimentation, and runoff that would degrade water quality. Therefore, the proposed project would have no impact related to drainage patterns or the course of a stream or river. No mitigation measures are required.
d) In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?
No Impact: The City is located approximately 117 miles from the ocean and is not at risk from tsunamis. There are no bodies of water in the City that could put the City at risk from a seiche. According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map, the Woods Creek area is mapped within the FEMA 100-year flood zone.16 A 100-year flood zone has a 1 percent chance of experiencing a major flood in any given year. There are no other federally mapped flood hazard zones in Sonora. However, the City has experienced extreme flooding in recent years as a result of severe weather events, and areas around Sonora Creek and the Downtown have experienced damage or been at risk. The SEU contains goals, policies, and implementation measures intended to minimize flood hazard risks and increase the resiliency of the community to flood events. Any potential future development projects related to the SEU would improve and reinforce existing drainage patterns and capabilities in flood-prone areas of the City.

Future development would be subject to all applicable federal, State, and local regulatory requirements concerning flood hazards, including measures identified in the City’s General Plan. The proposed project includes two policy documents and does not directly propose any development. Therefore, the proposed project would have no impact on the release of pollutants in a flood hazard, tsunami, or seiche zone. No mitigation measures are required.
e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
No Impact: The proposed project involves updating two policy documents and does not propose any land use changes or authorize any physical development. Any future development that occurs pursuant to the SEU or HEU would be subject to State, regional, and local regulations regarding water quality, runoff, and hydrology, as well as to City planning, engineering, and building requirements. The proposed project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. No impacts would occur, and no mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to hydrology and water quality; therefore, no mitigation measures are required.
16 Federal Emergency Management Agency. 2009. FEMA Flood Map Service Center – Tuolumne County. Website:
https://msc.fema.gov/portal/search?AddressQuery=sonora%20ca. Accessed June 14, 2024. 394
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3.11 Land Use and Planning
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XI. LAND USE AND PLANNING – Would the project:
a) Physically divide an established community?
b) Cause a significant environmental impact due
to a conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding
or mitigating an environmental effect?
a) Would the project physically divide an established community? b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
No Impact: The City has prepared its HEU and SEU in accordance with Section 65580 and Section 65302(g) of the Government Code, respectively. The updates have also been prepared consistent with the City’s General Plan and the community’s vision of its housing and safety needs and objectives. Accordingly, the HEU examines the City’s housing needs as they exist currently, and projects future housing needs based on RHNA allocation.

No change to the land use plan is proposed as part of the HEU. The HEU includes the establishment of the Regional Housing Needs Allocation Overlay Zone District at the Lemke site, however, this District would layer on top of the existing base R3 zoning regulations, leaving in place the option to develop under the base zoning, but providing the opportunity to develop the property through a ministerial by-right approval process should an applicant propose 20 percent low-income deed restricted affordable housing. The SEU identifies and evaluates both natural and human-caused hazards in the City and includes goals, policies, and implementation measures designed to minimize the City’s hazard risks and vulnerabilities. Any subsequent discretionary actions or development that occur(s) pursuant to the HEU or SEU policies would be reviewed and processed in accordance with City planning policies. The HEU and SEU have been prepared in compliance with State law, and no actual development is proposed at this time. No potential adverse impacts related to land use would occur as a result of the proposed project. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to land use and planning; therefore, no mitigation measures are required.
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3.12 Mineral Resources
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XII. MINERAL RESOURCES – Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific plan
or other land use plan?
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
b) Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact: The City of Sonora was historically a gold-mining town and is known for having rich mineral deposits.

According to the California Department of Conservation Mineral Land Classification Maps, the City of Sonora is comprised of three mineral resource zones (MRZ-2b, MRZ-3a, and MRZ-3b). MRZ-2b includes areas underlain by mineral deposits where geologic information indicates that significant inferred resources are present. MRZ-3a includes areas containing known mineral occurrences of undetermined mineral resource significance. MRZ-3b includes areas containing inferred mineral occurrences of undetermined mineral resource significance, but with geologic settings that appear to be favorable environments for the occurrence of specific mineral deposits.17 Additionally, the City’s General Plan recognizes three mineral resource zones throughout the City which are characterized as having precious metals, including lode gold and silver. Much of these mineral resources are no longer available because of existing development, however, the General Plan Conservation and Open Space Element seeks to preserve the City’s remaining mineral resources to the extent feasible.18 The proposed project includes two policy documents that are consistent with the General Plan. No land use changes are proposed, and the project would not result in direct physical changes to the environment. Future development would be subject to all State, regional, and local rules and regulations pertaining to the preservation of mineral resources. Therefore, the proposed project would have no impact on a known mineral resource or the availability of a locally important mineral resource recovery site. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to mineral resources; therefore, no mitigation measures are required.
17 California Department of Conservation. 2019. CGS Information Warehouse: Mineral Land Classification Maps (SMARA Study Areas). Website: https://maps-cnracadoc.opendata.arcgis.com/datasets/0f5d685bb11e4c88abc73b7376d4bbca/explore?location=38.056064%2C-119.853535%2C9.11.

Accessed June 14, 2024. 18 City of Sonora. 2020. General Plan Conservation and Open Space Element. Website: https://sonoraca.com/wpcontent/uploads/2018/09/SonoraGeneralPlan2020-revision-2017-10-16-17-CC-adopted.pdf. Accessed June 14, 2024. 396
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3.13 Noise
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XIII. NOISE – Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in
the vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
b) Generation of excessive groundborne vibration
or groundborne noise levels?
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use
airport, would the project expose people
residing or working in the project area to
excessive noise levels?
a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
No Impact: The HEU and SEU are both policy documents and would not result in direct physical changes to the environment. Potential noise impacts are project-specific and cannot be meaningfully determined until a project and project site have been defined. Future development would be required to adhere to the goals, policies, and implementation measures outlined in the General Plan Noise Element and the City’s Municipal Code. Therefore, the proposed project would have no impact associated with an increase in ambient noise or the generation of excessive groundborne vibration or noise. No mitigation measures are required. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact: The City of Sonora is located more than two miles from the nearest public use airport and is not located within an airport land use plan. The HEU and SEU are policy documents, and no development is proposed at this time. Future development would be required to adhere to the policies of the City’s General Plan Noise Element and the City’s Municipal Code. Therefore, the proposed project would have no impact related to excessive noise levels within the vicinity of a public use airport or airport land use plan. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to noise; therefore, no mitigation measures are required.
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3.14 Population and Housing
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XIV. POPULATION AND HOUSING – Would the project:
a) Induce substantial unplanned population
growth in an area, either directly (for example,
by proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere?
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
No Impact: The City of Sonora experienced a population growth of 0.75 percent from 2010 to 2021, however the population decreased at a rate of -1.26 percent between 2020 and 2021. The population of Tuolumne County has been decreasing as well, and according to the California Department of Transportation’s Economic Forecast for Tuolumne County, the population is expected to continue to decrease at a rate of approximately

0.5 percent through 2028, because a significant portion of the County’s population is elderly and continuing to age, and in-migration is minimal.19 The housing stock in Sonora increased by approximately 2.6 percent between 2015 and 2023; the City has experienced housing growth at a rate that corresponds with population growth. The RHNA allocation for the City’s 2024-2029 HEU is two units, including one very low-income unit and one low-income unit. As shown in Table 2-1, the City has two undeveloped sites with land use designations and zoning permissive of residential development that could accommodate the RHNA allocation in all relevant income categories. The table illustrates a surplus capacity of 152 units, including 52 very low income and 52 low-income units, based on possible residential development over the planning period.

Any potential future development pursuant to the HEU or SEU would be consistent with State and regional growth mandates. The proposed project includes two policy documents and does not directly involve any development. The proposed project would not displace housing or people and is intended to promote affordability and increase housing supply, which could support retention of households in all income categories. Therefore, the proposed project would have no impact related to unplanned population growth or the displacement of a significant number of people. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to population and housing; therefore, no mitigation measures are required.
19 California Department of Transportation. 2023. Tuolumne County Economic Forecast. Website: https://dot.ca.gov/-/media/dotmedia/programs/transportation-planning/documents/data-analytics-services/transportation-economics/socioeconomicforecasts/2023/2023-pdf/tuolumne-2023-a11y.pdf. Accessed June 14, 2024. 398
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3.15 Public Services
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XV. PUBLIC SERVICES – Would the project:
a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:

Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:

Fire protection?
No Impact: The Sonora Fire Department (SFD) provides fire protection services to the City. The SFD has one fire station located at 201 South Shepherd Street. The proposed project, which includes the HEU and SEU, would implement policies to promote maintenance of acceptable service ratios, response times, and other performance objectives for fire protection. Additionally, since the City is within a CALFIRE-designated VHFHSZ, the SEU includes implementation measures to enforce the most recent California Fire Code standards during development, as well as wildfire adaptation and mitigation measures, including potential retrofitting efforts for outdated buildings. Compliance with these standards would reduce the fire vulnerability of new and old structures in the City. The HEU and SEU are policy documents, and do not directly involve any development. All future development would be subject to review and approval by the SFD. Additionally, all future development would be required to adhere to all State and local regulations regarding fire protection and building standards, as well as policies and implementation standards outlined in other sections of the General Plan. Therefore, the project would have no impact on fire protection services, and no mitigation measures are required.

Police protection?
No Impact: The Sonora Police Department provides police services and protection to the City. The Sonora Police Station is located at 100 South Green Street. The proposed project includes two policy documents and does not directly propose any development. The HEU and SEU would implement policies to promote maintenance of acceptable service ratios, response times, and other performance objectives for police protection. Future development would be required to adhere to State and local regulations, including any relevant policies in the General Plan, intended to maintain adequate police protection services. Therefore, the proposed project would have no impact on police protection services, and no mitigation measures are required. 399
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Schools?
No Impact: The Sonora Union High School District and Sonora Elementary School District serve the City.

School-related impacts depend on the location, type, and size of a project, including students generated per household, and the capacity of facilities in a given attendance area. Impacts to schools cannot be meaningfully determined until a project is defined. The HEU and SEU are policy documents and do not directly involve any future development. Future development would be required to pay development impact fees, pursuant to the City’s General Plan and Municipal Code, to offset potential development impacts. Therefore, the project would have no impact on schools, and no mitigation measures are required.

Parks?
No Impact: Park-related impacts depend on the location, type, and size of a project. The City of Sonora has numerous parks, open space areas, and trails. However, the HEU and SEU are policy documents and do not directly involve any future development. All future development would be required to adhere to State and local regulations, including policies and measures outlined in the General Plan to preserve park and recreation facilities. Therefore, the proposed project would have no impact on parks, and no mitigation measures are required.

Other public facilities?
No Impact: The HEU and SEU are policy documents and do not directly involve any development. All future development would be required to adhere to all applicable State and local regulations. Therefore, the proposed project would have no impact on other public facilities, and no mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to public services; therefore, no mitigation measures are required.
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3.16 Recreation
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XVI. RECREATION
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would
occur or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
No Impact: Impacts to recreational facilities depend upon the location, type, and size of a project. The City of Sonora has numerous public parks, trails, and open space areas. Impacts to recreational facilities cannot be meaningfully determined until a project is defined. The HEU and SEU are policy documents and do not directly involve any development. Future development would be required to adhere to all applicable State and local regulations, including policies and measures outlined in other sections of the General Plan intended to preserve the City’s recreational facilities. Therefore, the proposed project would have no impact on recreational facilities, and no mitigation measures are required.
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? No Impact: The proposed project includes two policy documents and does not directly involve any development or construction. Therefore, the project would not construct any recreational facilities or require the expansion of recreational facilities. Therefore, the proposed project would have no impact on new or expanded recreational facilities. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to recreation; therefore, no mitigation measures are required.
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3.17 Transportation
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XVII. TRANSPORTATION – Would the project:
a) Conflict with a program, plan, ordinance, or
policy addressing the circulation system,
including transit, roadway, bicycle, and
pedestrian facilities?
b) Conflict or be inconsistent with CEQA
Guidelines Section 15064.3, subdivision (b)?
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
d) Result in inadequate emergency access?
a) Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)?
c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? No Impact: Impacts related to transportation and circulation depend on the location, type, and size of a project, and cannot be meaningfully determined until a project and project site are defined. The HEU and SEU are policy documents consistent with the City’s General Plan and Zoning Code. The updates do not include any changes to land use designations, building heights and intensities, or residential densities. The HEU includes the creation of the Regional Housing Needs Assessment Overlay Zone District on the Lemke site, which would layer on top of the base R3 zoning regulations, leaving in place the option to develop under the base zoning, but providing the opportunity to develop the property through a ministerial by-right approval process should an applicant propose 20 percent low-income deed restricted affordable housing. Any future development in the City would be required to adhere to all applicable State and local regulations, programs, ordinances, and policies that address circulation, including those in the General Plan Circulation Element and the City’s Municipal Code. Therefore, the proposed project would have no impact on circulation, and no mitigation measures are required.
d) Would the project result in inadequate emergency access? No Impact: Many streets in Sonora lack proper width and turning radii for emergency vehicle access. Several streets allow for on-street parking that limits emergency vehicle access, and certain subdivisions within the City only have one point of ingress/egress that could become blocked during an emergency scenario. The SEU addresses the protection of existing and future population and development from both natural and humancaused hazards through goals, policies, and implementation measures. Among these include policies and programs intended to increase adequate emergency vehicle access and evacuation routes in the City; SEU Goal 8 aims for “decreased vulnerability to critical facilities, residents, and visitors to hazard events through proper evacuation planning”. To ensure adequate emergency access, future development in the City would be required to comply with the provisions of the Municipal Code during construction and operation. Future development 402
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would also be required to adhere to all applicable local regulations and policies, including those of a potential future evacuation plan. The proposed project includes two policy documents and does not directly involve any development. Therefore, the proposed project would have no impact on emergency access, and no mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to transportation; therefore, no mitigation measures are required.
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3.18 Tribal Cultural Resources
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XVIII. TRIBAL CULTURAL RESOURCES
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code Section 5020.1(k), or
b) A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code Section 5024.1? In applying the criteria
set forth in subdivision (c) of Public Resources
Code Section 5024.1, the lead agency shall
consider the significance of the resource to a
California Native American tribe.

Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

No Impact: According to California Public Resources Code Section 21084, a project may have a significant effect on the environment if the project “may cause a substantial adverse change in the significance of an historical resource”. Assembly Bill 52 (AB 52) specifies that a project with the potential for adverse effects on tribal cultural resources may be considered a significant effect on the environment. Senate Bill 18 (SB 18) requires a government-to-government consultation process initiated by the local governmental agency prior to adoption or amendment of a General or Specific Plan.

The City, as the Lead Agency pursuant to CEQA and as required by AB 52 and SB 18, initiated consultation on August 29, 2024 through mailing, via certified mail, and emailing AB 52 and SB 18 consultation letters for the proposed project, including project information and contact information to ten Native American tribes. The tribal governments provided with an AB 52 consultation letter include the following list of recipients:
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• Buena Vista Rancheria of Me-Wuk Indians20
• Calaveras Band of Mi-Wuk Indians21
• Chicken Ranch Rancheria of Me-Wuk Indians22
• Ione Band of Miwok Indians
• Jackson Rancheria Band of Miwuk Indians23
• Nashville Enterprise Miwok-Maidu-Nishinam Tribe24
• Pakan’yani Maidu of Strawberry Valley Rancheria
• Southern Sierra Miwuk Nation25
• Tule River Indian Tribe
• Wuksachi Indian Tribe/Eshom Valley Band
Under SB 18, Native American tribes have 90 days to respond and request further project information and/or formal consultation. On August 29, 2024, the City received a response from the Calaveras Band of Mi-Wuk Indians stating that the Calaveras Band of Mi-Wuk Indians refers to Tuolumne Rancheria and Chicken Ranch Rancheria of Me-Wuk Indians. No further consultation was requested. On August 30, 2024, the City received a response from the Chicken Ranch Rancheria of Me-Wuk Indians confirming receipt of the notification and stating that Chicken Ranch Rancheria would reach out again if there were concerns found with the project. No further contact was received, and no consultation was requested. The City did not receive any other responses during the consultation period.

The HEU and SEU are policy documents that would not directly result in development or construction. To date, two Tribes responded during the consultation process and did not have any comments or concerns. The proposed project would not cause a substantial adverse change in the significance of a tribal cultural resource listed or eligible for listing in the California Register of Historical Resources or in the local register of historical resources as defined in Public Resources Code Section 5020.1(k). Therefore, no impacts would occur, and no mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to tribal cultural resources; therefore, no mitigation measures are required.
20 AB 52 and SB 18 letters were sent to two contacts at the Buena Vista Rancheria of Me-Wuk Indians. 21 AB 52 and SB 18 letters were sent to three contacts at the Calaveras Band of Mi-Wuk Indians. 22 AB 52 and SB 18 letters were sent to four contacts at the Chicken Ranch Rancheria of Me-Wuk Indians. 23 AB 52 and SB 18 letters were sent to two contacts at the Jackson Rancheria Band of Miwuk Indians. One contact was notified only by certified mail, as no email address was provided.
24 AB 52 and SB 18 letters were sent to two contacts at the Nashville Enterprise Miwok-Maidu-Nishinam Tribe. One contact only provided a phone number; the City called and left a voicemail for this contact. 25 AB 52 and SB 18 letters were sent to two contacts at the Southern Sierra Miwuk Nation. 405
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3.19 Utilities and Service Systems
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XIX.UTILITIES AND SERVICE SYSTEMS – Would the project:
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water drainage,
electric power, natural gas, or
telecommunications facilities, the construction
or relocation of which could cause significant
environmental effects?
b) Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry, and
multiple dry years?
c) Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to
serve the project’s projected demand in
addition to the provider’s existing
commitments?
d) Generate solid waste in excess of state or
local standards, or in excess of the capacity of
local infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
No Impact: The proposed project includes the adoption of the City’s HEU and SEU, which are policy documents that would not directly result in development or construction. The HEU identifies two currently undeveloped sites as suitable for potential housing development to meet the RHNA allocation. According to the HEU, principal site improvements required upon development of a vacant property in the City include the undergrounding of electrical, gas, and telecommunication lines to the structure, installation of a public sewage system, grading and improvement of public and private streets, storm drainage and flood control facilities within and outside the subdivision, a water supply system providing an adequate supply of potable water to each lot and fire hydrant, and fire hydrants and connections.

All future development in the City would be subject to all applicable State, regional, local, and utility provider regulations and requirements concerning the installation of utilities. Utility services impacts depend on the project type and location and cannot be meaningfully determined until a project has been defined. Therefore, the proposed project would have no impacts related to the construction or expansion of new or expanded 406
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water, wastewater treatment, stormwater drainage, electric power, natural gas, or telecommunication facilities. No mitigation measures are required.
b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? No Impact: According to the 2020 Tuolumne Utilities District Urban Water Management Plan (UWMP), approximately 97 percent of the District’s water is imported from the South Fork of the Stanislaus River through a contract with PG&E. The UWMP states that multiple dry years have minimal impact on the District’s water supply because the District’s water source does not rely on carry-over storage, and the reservoirs used to store water for the District are refilled every year to meet demand. According to the UWMP, TUD’s surface water supply from the South Fork of the Stanislaus River is expected to be 100 percent reliable during all year types, and all single dry year and multiple dry year projections for 2025, 2030, 2035, 2040, and 2045 demonstrate a significant surplus of water supply for the entire District.26 Therefore, the District expects that, under all hydrologic conditions, purchased water supplies (in combination with groundwater supplies) will fully serve potable water demands.

All future development would be required to comply with all applicable State, regional, and local regulatory requirements concerning the efficient use and conservation of water resources, including measures identified in the City’s General Plan. The proposed project includes two policy documents and does not directly involve any development. Therefore, the proposed project would have no impact on water supplies, and no mitigation measures are required.
c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
No Impact: Wastewater treatment in the City occurs through either private septic tanks or through the TUD Regional Wastewater Treatment Plant located in the southwestern portion of the City. The TUD owns, operates, and maintains the sewer system that services the majority of the City and consists of gravity sewers, lift stations, and approximately 140 miles of pipeline to collect wastewater from the TUD service area. The Regional Wastewater Treatment Plant provides advanced primary and secondary treatment for approximately 1.2 million gallons per day of wastewater.27 The plant is capable of treating an average of 2 million gallons of wastewater per day.28
The proposed project includes two policy documents and does not directly involve any development. All future development would be subject to all applicable State, regional, and local regulatory requirements concerning the efficient use and conservation of water resources, including measures identified in the City’s General Plan.

Therefore, the proposed project would have no impact on wastewater treatment capacity, and no mitigation measures are required.
d) Would the project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
No Impact: The City of Sonora contracts with Waste Management/Cal Sierra Disposal to provide solid waste services within the City. Cal Sierra Disposal operates the Buy Back Center Recycling Center, a Transfer Station, 26 Tuolumne Utilities District. 2021. 2020 Urban Water Management Plan for Tuolumne Utilities District. Website:
https://tudwater.com/wp-content/uploads/2021/07/TUD-2020-UWMP_Adopted-June-2021.pdf. June. Accessed June 14, 2024. 27 Tuolumne Utilities District. 2024. TUD’s Sewer System. Website: https://tudwater.com/customer-service/sewer-services/.

Accessed June 14, 2024. 28 Tuolumne Utilities District. 2024. “Tuolumne Utilities District Celebrates Completion of New Sonora Regional Wastewater Treatment Facility.” May 28, 2024. Website: https://tudwater.com/sonora-regional-celebration/. Accessed June 14, 2024. 407
Item B.
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and the Cal Sierra Earth Resource Facility in Sonora.29 The proposed project involves two policy documents and does not directly involve any development. Future development would be required to comply with all applicable federal, State, regional, and local standards, management and reduction statutes, and regulations related to solid waste. Therefore, the proposed project would have no impact on solid waste generation or compliance with applicable regulations related to solid waste. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to utilities and service systems; therefore, no mitigation measures are required.
29 Waste Management. 2024. Cal Sierra Disposal. Website:
https://www.wm.com/location/california/tuolumne/sonora/locations/index.jsp. Accessed June 18, 2024. 408
Item B.
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3.20 Wildfire
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XX. WILDFIRE – If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines
or other utilities) that may exacerbate fire risk or
that may result in temporary or ongoing impacts
to the environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
a) Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
No Impact: Most of the City is designated as a VHFHSZ by CALFIRE. As mentioned in Section 3.9, Hazards and Hazardous Materials, the City of Sonora does not currently have an emergency response plan or emergency evacuation plan. At the time of publication of this IS/ND, the City is in the process of developing its Emergency Operations Plan. The City is within the boundaries of the Tuolumne County Emergency Operations Plan. State Routes 49 and 108 are the only two transit routes that provide ingress and egress for the City; SR 49 and SR 108 would be the primary evacuation routes for any emergency in the City. The City’s General Plan identifies South Washington Street as the primary evacuation route toward SR 108 (southern and western route), North Washington Street (SR 49) as the primary evacuation route toward northbound SR 49, and Mono Way East as the primary evacuation route eastward toward SR 108.30
Many streets in Sonora lack proper width and turning radii for emergency vehicle access. Several streets allow for on-street parking that limits emergency vehicle access, and certain subdivisions within the City only have one point of ingress/egress that could become blocked during an emergency scenario. The SEU addresses the protection of existing and future population and development from both natural and human-caused hazards through goals, policies, and implementation measures. Among these include policies and programs intended to increase adequate emergency vehicle access and evacuation routes in the City; SEU Goal 8 aims for “decreased vulnerability to critical facilities, residents, and visitors to hazard events through proper evacuation planning”. The SEU also includes goals, policies, and implementation measures to reduce the risk of fire hazards in the City. However, potential impacts related to emergency response and evacuation are unique to a project and cannot be meaningfully determined until a project has been defined. To ensure adequate 30 City of Sonora. 2020. General Plan Safety Element. Website: https://sonoraca.com/wpcontent/uploads/2018/09/SonoraGeneralPlan2020-revision-2017-10-16-17-CC-adopted.pdf. Accessed June 14, 2024. 409
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emergency access, future development in the City would be required to undergo review by the SFD and to comply with the provisions of the Municipal Code during construction and operation. Future development would also be required to adhere to all applicable local regulations and policies, including those of a potential future evacuation plan. The proposed project includes two policy documents and does not directly involve any development. Therefore, the proposed project would have no impact on an emergency response plan or emergency evacuation plan, and no mitigation measures are required. b) Due to slope, prevailing winds, and other factors, would the project exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
No Impact: Most of the City is designated as a VHFHSZ by CALFIRE, and a substantial amount of land in the City consists of hillsides and sloped terrain. The sites identified in the HEU as potential locations for future residential development both contain hilly, wooded terrain. The SEU includes measures intended to minimize the risk of fire hazards and increase the resiliency of the community to future wildfires. However, potential impacts related to fire exacerbation are unique to a project and cannot be meaningfully determined until a project has been defined. The proposed project includes two policy documents and does not directly involve any development. Future development in the City would require project-specific review on behalf of the SFD.

Future development would also be required to comply with the provisions of the City’s General Plan, LHMP, and all other local regulations pertaining to wildfire risks during construction and operation. Therefore, the proposed project would have no impact related to exacerbated wildfire risks, pollutant concentrations from wildfire, or uncontrolled spread of wildfire. No mitigation measures are required. c) Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? No Impact: According to the HEU, principal site improvements required upon development of a vacant property in the City include the undergrounding of electrical, gas, and telecommunication lines to the structure, installation of a public sewage system, grading and improvement of public and private streets, storm drainage and flood control facilities within and outside the subdivision, a water supply system providing an adequate supply of potable water to each lot and fire hydrant, and fire hydrants and connections. Any potential future development on either of the housing sites identified in the HEU would require the installation of infrastructure that could exacerbate fire risks. The SEU includes measures to minimize the risk of fire hazards to existing and future development in the City. However, the proposed project includes two policy documents and does not directly involve any development. Any future development in the City, including development pursuant to the HEU or SEU, would require project-specific review on behalf of the SFD. Potential impacts related to utility installation and fire exacerbation are unique to a project and cannot be meaningfully determined until a project has been defined. Additionally, all future development would be required to comply with all applicable State, regional, local, and utility provider regulations pertaining to infrastructure improvements and wildfire risk.

Therefore, the proposed project would have no impact related to the installation or maintenance of associated infrastructure that may exacerbate fire risk. No mitigation measures are required. d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
No Impact: Most of the City is designated as a VHFHSZ by CALFIRE, and a substantial amount of land in the City consists of sloped, wooded terrain susceptible to landslide risks. According to the HEU, principal site improvements required upon development of a vacant property in the City include storm drainage and flood control facilities within and outside the subdivision. The SEU includes measures intended to minimize the risk of fire hazards in the City. However, potential impacts related to post-fire instability and drainage changes are unique to a project type and location and cannot be meaningfully determined until a project has been defined.

Future development in the City would require review by the SFD. Future development would also be required to comply with all applicable State, regional, and local regulations regarding wildfire hazards, water quality 410
Item B.
2024-2029 HEU AND SEU IS/ND
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standards, and drainage. The proposed project includes two policy documents and does not directly involve any development. Therefore, the proposed project would have no impacts related to downslope or downstream flooding or landslides. No mitigation measures are required.

Mitigation Measures
Project implementation would not result in significant impacts related to wildfire; therefore, no mitigation measures are required.
411
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3.21 Mandatory Findings of Significance
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XXI. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat
of a fish or wildlife species, cause a fish or
wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal community, substantially reduce the
number or restrict the range of a rare or
endangered plant or animal, or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.)
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
No Impact: As demonstrated throughout this document, the proposed project would have no impacts to Aesthetics, Agricultural and Forestry Resources, Air Quality, Biological Resources, Cultural Resources, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Tribal Cultural Resources, Utilities and Service Systems, or Wildfires.

Implementation of the City’s HEU and SEU would not create any significant or adverse impacts and would therefore not contribute to any cumulatively considerable impacts. The proposed project involves adoption of two policy documents consistent with the General Plan and does not include any changes to land use 412
Item B.
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designations, building heights and intensities, or residential densities. Therefore, the proposed project would have no impacts or cumulatively considerable impacts on the environment. 413
Item B.
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4 List of Preparers
IS/ND Preparation:

CSG Consultants
3707 W. Garden Grove Boulevard,
Suite 100
Orange, California 92868
• Glenn Lajoie, AICP – Principal, Director of Environmental Planning • Kelli Allen – Associate Environmental Planner
• Jennifer French – Document/Publications Specialist
414
Item B.

Monday Aug. 25th 2025
City of Sonora Planning Commission
Subject
Protest of Ordinance No. 908 Lemke Property
Dear City of Sonora Planning Commission,
We are writing to preserve our rights and protest aspects of the related Housing Element that have directly impacted our property and our efforts to provide cost effective housing. We expect the City of Sonora to enter in good faith communication and negotiate acceptable terms of this ordinance.

Thank you
Mike Lemke
Please see attached comment letter 8.25.25 for reference 415
Item B.
“Improving lives and communities through transportation.” OFFICE OF THE DISTRICT 10 PLANNING
P.O. BOX 2048 | STOCKTON, CA 95201
(209) 948-7325 | FAX (209) 948-7164 TTY 711
www.dot.ca.gov
August 11, 2025
Mr. Tyler Summersett
Community Development Director
City of Sonora
94 N. Washington St.

Sonora, CA 95370
Mr. Summersett,
The California Department of Transportation (Caltrans) appreciates the opportunity to review and comment on the City of Sonora-General Plan Update- Housing & Safety Element Update/Initial Study (IS).

Caltrans has the following comments:

Caltrans suggests that the Tuolumne County continue to coordinate with Caltrans in identifying and addressing potential pedestrian safety and cumulative transportation impacts from this project and other developments near this location. This will assist Caltrans in ensuring that pedestrian, traffic safety, and quality standards are maintained for the traveling public on existing and future state transportation facilities in Tuolumne County.

Resiliency and Adaptation
Caltrans supports local land use development that is consistent with State planning priorities which is intended to promote equity, strengthen the economy, protect the environment, and promote public health and safety (Government Code § 65041 .1).

These priorities inherently include achieving sustainable land use development patterns that accommodate a sufficient supply of adequate housing in and near population and job centers. Projects that support smart growth principles and include improvements to pedestrian, bicycling, and public transit infrastructure are supported by Caltrans and are consistent with State Transportation plans. State housing element law requires housing elements to be updated regularly to reflect a community’s changing housing needs, including preparation of a Regional Housing Needs Assessment (RHNA) plan (Government Code Section 65584[a]). The City of Sonora RHNA rose above of what is required and Caltrans commends the City for the additional 152 surplus housing units for Very Low and Low income residents.

City of Sonora-General
Plan Update- Housing &
Safety Element
Update/Initial Study
SCH 2025070498
416
Item B.

Mr. Tyler Summersett
August 11, 2025

Page 2 ends

“Improving lives and communities through transportation.” As noted in the IS, the City of Sonora has been identified to be in the Very High Fire Hazard Severity Zone (VHFHSZ). With the growing concerns of climate change, wildfires have become a prevalent concern for all jurisdictions, as climate change increasingly affects other hazards such as severe weather, flooding, wildfires, diseases, extreme heat, and drought. Caltrans recommends creating defensible space as a buffer between buildings and vegetation surrounding it. This space slows or stops the spread of wildfire and additionally protects the buildings from reactive heat impacts. In addition, fire-resistant landscaping may prevent fire ignition, and slow or stop the spread of an existing wildfire. Lastly, hardening of ember and heat-resistant materials may assist in preventing ignition and damage to buildings and assets.

Additional information regarding the potential for expected vehicle volumes that would result from the development should be provided to Caltrans for discussion of possible additional strain to the highway network during an emergency. Such data could assist to determine the need for ensuring safety of the traveling public during wildfire or other emergency requiring evacuation, including when preparing environmental review documents for future developments.

The IS has identified that the City of Sonora is at risk of flooding caused by an overflow of Woods Creek, which is located within the Federal Emergency Management Agency 100-year flood zone. The areas adjacent to Woods Creek and Sonora Creek are at risk of flooding in the event of extreme precipitation, Caltrans ask that any flooding that effects the state highway system (SHS) through City of Sonora be identified so we can explore coordination with any traffic improvements in the area.

While Caltrans applauds the additional housing units for the Housing Element Update, there is a greater opportunity to include measures in the Safety Element such as active transportation options, and multi-modal options to reduce vehicle miles traveled (VMT) and enhance carbon sequestration that would assist the City and Caltrans initiatives to achieve alignment with state greenhouse gas (GHG) reduction targets 40% below 1990 levels by 2030 and 80% reduction levels by 2050.

Additionally, any future developments from the City of Sonora that may impact the State highway system shall be reviewed by Caltrans District 10.

System Planning and Goods Movement
We are pleased with the initiative and commitment on the part of City of Sonora (City) on updating General Plan Housing and Safety Elements to align with other General Plan Elements, as required by state law. We support any local development that is consistent with system planning priorities intended to promote equity, strengthen the economy, protect the environment, and promote public health and safety. This is accomplished by working together with the local jurisdiction to achieve a shared vision of how the transportation system can accommodate interregional and local 417
Item B.

Mr. Tyler Summersett
August 11, 2025

Page 3 ends

“Improving lives and communities through transportation.” travel and development. We look forward to work with the City on any continued development that may have an impact on its state highway system.

At this time, no specific work has been proposed nor any actual development of parcels have been indicated. When these projects are ready for implementation, the City may consider submitting a request identifying the need for the proposed improvement to Caltrans. At that time, we will review and evaluate the proposed improvement to determine the consistency with Caltrans policies, practices, and any unique highway operations or safety considerations.

Traffic Operations
Any projects that are within the State ROW and in the Sonora General Plan update should be submitted for Caltrans D10 review during the developmental stages.

If you have any questions or concerns, please contact Dariana Villamil (209) 986-5762 (email: [email protected]) or me at (209) 639 -8832 (email:

[email protected]).

Sincerely,
Gregoria Ponce’, Chief
Office of Rural Planning
cc: State Clearinghouse
418
Item B.

Central Valley Regional Water Quality Control Board
12 August 2025
Tyler Summersett
City of Sonora
94 North Washington Street
Sonora, CA 95370
[email protected]

COMMENTS TO REQUEST FOR REVIEW FOR THE NEGATIVE DECLARATION, 2024-2029 HOUSING ELEMENT UPDATE AND SAFETY ELEMENT UPDATE, SCH#2025070498, TUOLUMNE COUNTY
Pursuant to the State Clearinghouse’s 11 July 2025 request, the Central Valley Regional Water Quality Control Board (Central Valley Water Board) has reviewed the Request for Review for the Negative Declaration for the 2024-2029 Housing Element Update and Safety Element Update, located in Tuolumne County.

Our agency is delegated with the responsibility of protecting the quality of surface and groundwaters of the state; therefore our comments will address concerns surrounding those issues.

I. Regulatory Setting
Basin Plan
The Central Valley Water Board is required to formulate and adopt Basin Plans for all areas within the Central Valley region under Section 13240 of the Porter-Cologne Water Quality Control Act. Each Basin Plan must contain water quality objectives to ensure the reasonable protection of beneficial uses, as well as a program of implementation for achieving water quality objectives with the Basin Plans. Federal regulations require each state to adopt water quality standards to protect the public health or welfare, enhance the quality of water and serve the purposes of the Clean Water Act. In California, the beneficial uses, water quality objectives, and the Antidegradation Policy are the State’s water quality standards. Water quality standards are also contained in the National Toxics Rule, 40 CFR Section 131.36, and the California Toxics Rule, 40 CFR Section 131.38.

The Basin Plan is subject to modification as necessary, considering applicable laws, policies, technologies, water quality conditions and priorities. The original Basin Plans were adopted in 1975, and have been updated and revised periodically as required, using Basin Plan amendments. Once the Central Valley Water Board has adopted a Basin Plan amendment in noticed public hearings, it must be approved by 419
Item B.
2024-2029 Housing Element Update - 2 - 12 August 2025
and Safety Element Update
Tuolumne County
the State Water Resources Control Board (State Water Board), Office of Administrative Law (OAL) and in some cases, the United States Environmental Protection Agency (USEPA). Basin Plan amendments only become effective after they have been approved by the OAL and in some cases, the USEPA. Every three (3) years, a review of the Basin Plan is completed that assesses the appropriateness of existing standards and evaluates and prioritizes Basin Planning issues. For more information on the Water Quality Control Plan for the Sacramento and San Joaquin River Basins, please visit our website:
http://www.waterboards.ca.gov/centralvalley/water_issues/basin_plans/ Antidegradation Considerations
All wastewater discharges must comply with the Antidegradation Policy (State Water Board Resolution 68-16) and the Antidegradation Implementation Policy contained in the Basin Plan. The Antidegradation Implementation Policy is available on page 74 at:
https://www.waterboards.ca.gov/centralvalley/water_issues/basin_plans/sacsjr_2018

05.pdf
In part it states:

Any discharge of waste to high quality waters must apply best practicable treatment or control not only to prevent a condition of pollution or nuisance from occurring, but also to maintain the highest water quality possible consistent with the maximum benefit to the people of the State.

This information must be presented as an analysis of the impacts and potential impacts of the discharge on water quality, as measured by background concentrations and applicable water quality objectives.

The antidegradation analysis is a mandatory element in the National Pollutant Discharge Elimination System and land discharge Waste Discharge Requirements (WDRs) permitting processes. The environmental review document should evaluate potential impacts to both surface and groundwater quality.

II. Permitting Requirements
Construction Storm Water General Permit
Dischargers whose project disturb one or more acres of soil or where projects disturb less than one acre but are part of a larger common plan of development that in total disturbs one or more acres, are required to obtain coverage under the General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities (Construction General Permit), Construction General Permit Order No. 2009-0009-DWQ. Construction activity subject to this permit includes clearing, grading, grubbing, disturbances to the ground, such as stockpiling, or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility. The Construction General Permit requires the development and implementation of a Storm Water Pollution Prevention Plan (SWPPP). For more information on the Construction General Permit, visit the State Water Resources Control Board website at:
420
Item B.
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and Safety Element Update
Tuolumne County
http://www.waterboards.ca.gov/water_issues/programs/stormwater/constpermits.sht ml
Phase I and II Municipal Separate Storm Sewer System (MS4) Permits1 The Phase I and II MS4 permits require the Permittees reduce pollutants and runoff flows from new development and redevelopment using Best Management Practices (BMPs) to the maximum extent practicable (MEP). MS4 Permittees have their own development standards, also known as Low Impact Development (LID)/postconstruction standards that include a hydromodification component. The MS4 permits also require specific design concepts for LID/post-construction BMPs in the early stages of a project during the entitlement and CEQA process and the development plan review process.

For more information on which Phase I MS4 Permit this project applies to, visit the Central Valley Water Board website at:
http://www.waterboards.ca.gov/centralvalley/water_issues/storm_water/municipal_p ermits/
For more information on the Phase II MS4 permit and who it applies to, visit the State Water Resources Control Board at:
http://www.waterboards.ca.gov/water_issues/programs/stormwater/phase_ii_munici pal.shtml
Clean Water Act Section 404 Permit
If the project will involve the discharge of dredged or fill material in navigable waters or wetlands, a permit pursuant to Section 404 of the Clean Water Act may be needed from the United States Army Corps of Engineers (USACE). If a Section 404 permit is required by the USACE, the Central Valley Water Board will review the permit application to ensure that discharge will not violate water quality standards. If the project requires surface water drainage realignment, the applicant is advised to contact the Department of Fish and Game for information on Streambed Alteration Permit requirements. If you have any questions regarding the Clean Water Act Section 404 permits, please contact the Regulatory Division of the Sacramento District of USACE at (916) 557-5250.

Clean Water Act Section 401 Permit – Water Quality Certification If an USACE permit (e.g., Non-Reporting Nationwide Permit, Nationwide Permit, Letter of Permission, Individual Permit, Regional General Permit, Programmatic General Permit), or any other federal permit (e.g., Section 10 of the Rivers and Harbors Act or Section 9 from the United States Coast Guard), is required for this project due to the disturbance of waters of the United States (such as streams and wetlands), then a Water Quality Certification must be obtained from the Central 1 Municipal Permits = The Phase I Municipal Separate Storm Water System (MS4) Permit covers medium sized Municipalities (serving between 100,000 and 250,000 people) and large sized municipalities (serving over 250,000 people). The Phase II MS4 provides coverage for small municipalities, including non-traditional Small MS4s, which include military bases, public campuses, prisons and hospitals. 421
Item B.
2024-2029 Housing Element Update - 4 - 12 August 2025
and Safety Element Update
Tuolumne County
Valley Water Board prior to initiation of project activities. There are no waivers for 401 Water Quality Certifications. For more information on the Water Quality Certification, visit the Central Valley Water Board website at:
https://www.waterboards.ca.gov/centralvalley/water_issues/water_quality_certificatio n/
Waste Discharge Requirements – Discharges to Waters of the State If USACE determines that only non-jurisdictional waters of the State (i.e., “nonfederal” waters of the State) are present in the proposed project area, the proposed project may require a Waste Discharge Requirement (WDR) permit to be issued by Central Valley Water Board. Under the California Porter-Cologne Water Quality Control Act, discharges to all waters of the State, including all wetlands and other waters of the State including, but not limited to, isolated wetlands, are subject to State regulation. For more information on the Waste Discharges to Surface Water NPDES Program and WDR processes, visit the Central Valley Water Board website at:https://www.waterboards.ca.gov/centralvalley/water_issues/waste_to_surface_wat er/
Projects involving excavation or fill activities impacting less than 0.2 acre or 400 linear feet of non-jurisdictional waters of the state and projects involving dredging activities impacting less than 50 cubic yards of non-jurisdictional waters of the state may be eligible for coverage under the State Water Resources Control Board Water Quality Order No. 2004-0004-DWQ (General Order 2004-0004). For more information on the General Order 2004-0004, visit the State Water Resources Control Board website at:
https://www.waterboards.ca.gov/board_decisions/adopted_orders/water_quality/200 4/wqo/wqo2004-0004.pdf
Dewatering Permit
If the proposed project includes construction or groundwater dewatering to be discharged to land, the proponent may apply for coverage under State Water Board General Water Quality Order (Low Threat General Order) 2003-0003 or the Central Valley Water Board’s Waiver of Report of Waste Discharge and Waste Discharge Requirements (Low Threat Waiver) R5-2018-0085. Small temporary construction dewatering projects are projects that discharge groundwater to land from excavation activities or dewatering of underground utility vaults. Dischargers seeking coverage under the General Order or Waiver must file a Notice of Intent with the Central Valley Water Board prior to beginning discharge.

For more information regarding the Low Threat General Order and the application process, visit the Central Valley Water Board website at:
http://www.waterboards.ca.gov/board_decisions/adopted_orders/water_quality/2003/ wqo/wqo2003-0003.pdf
For more information regarding the Low Threat Waiver and the application process, visit the Central Valley Water Board website at:
https://www.waterboards.ca.gov/centralvalley/board_decisions/adopted_orders/waiv ers/r5-2018-0085.pdf
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Item B.
2024-2029 Housing Element Update - 5 - 12 August 2025
and Safety Element Update
Tuolumne County
Limited Threat General NPDES Permit
If the proposed project includes construction dewatering and it is necessary to discharge the groundwater to waters of the United States, the proposed project will require coverage under a National Pollutant Discharge Elimination System (NPDES) permit. Dewatering discharges are typically considered a low or limited threat to water quality and may be covered under the General Order for Limited Threat Discharges to Surface Water (Limited Threat General Order). A complete Notice of Intent must be submitted to the Central Valley Water Board to obtain coverage under the Limited Threat General Order. For more information regarding the Limited Threat General Order and the application process, visit the Central Valley Water Board website at:
https://www.waterboards.ca.gov/centralvalley/board_decisions/adopted_orders/gene ral_orders/r5-2016-0076-01.pdf
NPDES Permit
If the proposed project discharges waste that could affect the quality of surface waters of the State, other than into a community sewer system, the proposed project will require coverage under a National Pollutant Discharge Elimination System (NPDES) permit. A complete Report of Waste Discharge must be submitted with the Central Valley Water Board to obtain a NPDES Permit. For more information regarding the NPDES Permit and the application process, visit the Central Valley Water Board website at: https://www.waterboards.ca.gov/centralvalley/help/permit/ If you have questions regarding these comments, please contact me at (916) 464-4684 or [email protected].

Peter G. Minkel
Engineering Geologist
cc: State Clearinghouse unit, Governor’s Office of Planning and Research, Sacramento
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Item B.

RESPONSE TO COMMENTS
In response to the comments received on the Final Draft 2024-2029 City of Sonora Housing Element, staff offers the following for City Council consideration. The following pages identify the comments received followed by a staff response addressing the specific issue raised. The comments provided herein, summarized in italic text, are listed in descending order by date of receipt.

Letter 1 – Correspondence from Mr. Mike Lemke dated August 25, 2025. 1-1 Ordinance 908 Provides significant advantage to non-local scale Government “Affordable” Housing Groups that are Tax Payer funded and typically cannot use local trades or services.

Response: Mr. Lemke is the owner of the property and may develop the property as he had originally planned with market rate housing in accordance with the City’s General Plan and Zoning. As the owner of the property Mr. Lemke may develop the property or sell it to a market rate or affordable housing developer as he decides. No advantage to non-local scale affordable housing groups is granted with Ordinance 908. Ordinance 908 does not require or otherwise stipulate that an affordable, deed restricted, housing project be developed on the Lemke property. The City’s General Plan and R3 Zone, which are not changed, establish the land use type and intensity for development of the property.

Ordinance 908 merely memorializes Government Code Section 65583.2(c) considering the Lemke property was listed in the City’s land inventory in previous housing elements and has not since developed. Again, Ordinance 908 does not require affordable deed restricted units to be built on the site but merely provides a bi-right incentive should a developer choose to pursue affordable deed restricted housing.

As outlined in HCD’s June 9. 2025, correspondence, the City’s Housing Element is consistent with State Housing Element law provided a rezone is accomplished by June 30, 2025. Once the Housing Element is adopted and a rezone is approved, HCD can certify the 2024-2029 City of Sonora Housing Element as being compliant with State Housing Element law (Article 10.6) of the Government Code. HCD Certification is necessary to ensure compliance with Housing Element law (Article 10.6) of the Government Code and qualifies the City to apply for and receive state funding (e.g. REAP, CalHome, CDBG, etc.).
1-2 Taking 21 Homes versus RHNA Goal of 2 Homes in 5 years – RHNA identifies 2 homes of need in our current 5-year projection. City Ordinances 908 takes 20% or 21 homes from this neighborhood.

Response: Ordinance 908 does not take and/or require 20% or 21 homes of the Lemke site to be affordable deed restricted housing. That is, there is no requirement that the Lemke site be developed with affordable deed restricted housing in the City’s Municipal Code, Housing Element, or Ordinance 908. The Regional Housing Needs Assessment Overlay Zone merely provides full disclosure via zoning that should a developer proposes 20% affordable deed restricted housing, a bi-right process is afforded the developer. The requirement is consistent with Government Code Section 65583.2 c. 424
Item B.

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Sonora City CouncilOctober 20, 2025

Sonora City Council
October 20, 2025