JOINT WORKSHOP WITH THE
CITY COUNCIL & PLANNING COMMISSION
A G E N D A
MONDAY, DECEMBER 12, 2022
5:30 P.M. WORKSHOP
33 Church Street, Sutter Creek CA 95685
The Agenda can be found on the City’s Website: www.cityofsuttercreek.org THIS MEETING WILL BE AVAILABLE VIA ZOOM AND IN PERSON.
Join Zoom Meeting
https://us02web.zoom.us/j/9568520224
or
Dial by phone:
301-715-8592
Meeting ID: 956 852 0224
Public comment will be accepted by email at [email protected]. All emails must be received prior to the start of the meeting.
5:30 P.M. 1. CALL TO ORDER AND ESTABLISH A QUORUM FOR WORKSHOP
2. PLEDGE OF ALLEGIANCE TO THE FLAG
3. PUBLIC FORUM
At this time, the public is permitted to address the City Council on items not appearing on the agenda. Comments may not exceed 5 minutes. In accordance with State Law, however, no action or discussion may take place on any item not appearing on the posted agenda. The City Council may respond to statements made or questions asked or may request Staff to report back at a future meeting on the matter. The exceptions under which the City Council may discuss and/or take action on items not appearing on the agenda are contained in Government Code §54954.2.
Public comment on any item listed below shall be limited to five minutes, unless additional time is permitted by the Mayor/Council.
* 4. WORKSHOP
Review of DRAFT HOUSING ELEMENT
REQUESTED ACTION: For information and staff direction.
5. ADJOURNMENT
MEETING DATE: DECEMBER 12, 2022
TO: CITY OF SUTTER CREEK CITY COUNCIL AND PLANNING
COMMISSION
FROM: ERIN VENTURA, PLANNING CONSULTANT
SUBJECT: DRAFT HOUSING ELEMENT PUBLIC WORKSHOP
RECOMMENDATION:
Review the Countywide 6th Cycle Draft Housing Element, receive public comments, discuss the draft document, make Commission and Council recommendations, and authorize staff to have the comments incorporated into the Draft prior to submittal to the California Department of Housing and Community Development (HCD) as required by State law. Commission and Council to review the draft Housing Element once HCD comments are received. No formal action to approve the Housing Element is proposed at this meeting.
BACKGROUND:
Amador County is acting as the lead agency in preparing a Countywide Housing Element update.
The City of Sutter Creek is participating with the County and will use this document to update the Sutter Creek Housing Element. The purpose of this public workshop is to provide an overview of the Draft Housing Element, take public comments, and make recommendations to be incorporated in the City’s response to the County.
State Housing Element Requirements
State law requires each city to adopt a General Plan to guide land use and development. Among the various elements of the General Plan is the Housing Element, which establishes City policies and programs for maintaining and improving existing housing, as well as accommodating development of new housing to meet the City’s assigned share of housing needs under the Regional Housing Needs Assessment (RHNA).
Unlike other elements of the General Plan, the Housing Element must be updated every 8 years.
The proposed 6th Cycle Draft Housing Element covers the period from 2021-2029.
HCD Review and Certification
An important difference between the Housing Element and other elements of the General Plan is the extent of State oversight. Under California law, land use and development is generally within the authority of cities through the adoption of policies and regulations in General Plans and municipal codes. However, State law establishes many specific limitations on city land use authority with regard to housing.
The State legislature has also declared an adequate supply of housing to be a matter of statewide importance and has delegated authority to the California Department of Housing and Community Development (HCD) to review local government Housing Elements and issue opinions regarding their compliance with State law. A finding of Housing Element compliance by HCD is referred to as “certification” of the Housing Element. Certification is important to enhance cities’ eligibility for grant funds and also to support local land use authority. HCD review of Housing Elements is required both prior to and after final adoption by the City Council. Typically, the Item 4A
most critical issue in HCD’s review is whether the Housing Element demonstrates compliance with State law regarding the Regional Housing Needs Assessment (“RHNA”).
RHNA Requirements
One of the most important requirements of State Housing Element law is that each city must adopt land use plans and regulations that create opportunities for sufficient residential development to accommodate its assigned share of statewide housing need. The RHNA is the process by which each city’s need for additional housing is determined. Prior to each Housing Element planning cycle the region’s total housing need is established by HCD based primarily on population growth trends and existing housing problems such as overcrowding and overpayment.
In 2020 HCD issued a RHNA determination of 741 additional units for Amador County during the 2018-2029 period. HCD also distributed the units throughout the County, assigning a total of 74 to Sutter Creek.
The Housing Element must demonstrate compliance with the RHNA by analyzing the city’s capacity for additional housing based on an evaluation of land use patterns, development regulations, potential constraints (such as infrastructure availability and environmental conditions) and real estate market trends. The analysis must be prepared at a parcel-specific level of detail and identify properties (or “sites”) where additional housing could be built under current regulations. State law requires that the sites analysis demonstrate that city land use plans and regulations provide adequate capacity to fully accommodate its RHNA allocation in each income category. If the current development capacity is not sufficient to fully accommodate the RHNA, the Housing Element must describe proactive steps the City will take to increase housing capacity commensurate with the RHNA – typically through amendments to land use plans and development regulations that could facilitate production of additional housing. Such amendments generally include increasing allowable residential densities, modifying other development standards, or allowing housing to be built in areas where residential development is not currently allowed, such as areas zoned for commercial use.
DISCUSSION:
The Countywide 6
th Cycle Draft Housing Element consists of three main parts, the Housing Plan, the Background Report, and each individual jurisdiction’s Annex.
Staff has the following comments and revisions for the Draft Housing Element.
HOUSING PLAN
The Housing Plan are the goals, policies and programs that the City, and other jurisdictions within the County including the County, will implement during the 2021-2029 planning period.
The Housing Plan is a policy document.
Policy H-1.2: Ensure adequate sites are identified, designated on the Land Use Diagram, and zoned to accommodate each jurisdiction’s share of regional housing needs throughout the planning period.
Policy H-1.7: Facilitate the development of affordable housing through regulatory incentives and concessions and available financial assistance. Proactively seek out new models and approaches in the provision of affordable housing, including accessory dwelling units (ADUs), inclusion of duplexes and multiple units in areas designated on the Land Use Diagram and zoned for single family uses, and cottage housing.
Policy H-2.5: Encourage the conversion of existing apartment complexes to condominium ownership, and only permit when the citywide vacancy rate for rental units warrants.
Discuss the elimination of this policy in that affordable housing for very low, low and moderate incomes is not owner occupied.
Policy H-2.7: Ensure the continued availability and affordability of income-restricted housing for low and moderate income households.
Discuss if the City has the ability to “ensure” the availability and affordability of incomerestricted housing. The term “ensure” is mandatory.
Program 16. Rental Assistance/Housing Choice Voucher (HCV) Program Promote the Housing Choice Voucher (HCV) Program, with a special emphasis on promoting the program to Amador County’s special needs populations. ● Work with Stanislaus County Amador County Housing Authority to increase the number of low income recipients in receiving voucher assistance in higher opportunity areas by 5% by 2027 The Housing Plan identifies additional changes to the City’s Municipal Code required by State Law. Staff will continue to incorporate these required changes during the Zoning Code Amendment which is currently underway. The proposed changes will be brought forward at public meetings for review and public comment before adoption.
BACKGROUND REPORT
No additional comments on this section. Staff have been working with the consultants over the last year to review and revise this section as needed.
SUTTER CREEK ANNEX
The Sutter Creek Annex identifies specific information for the City. The document reviews current zoning and evaluates potential constraints for development. The majority of the information in the Annex is taken from the City’s municipal code.
Chapter IV. Inventory of Residential Sites- Sutter Creek Housing Element Law requires an inventory of land suitable for residential development. The land available must be able to accommodate the units required by RHNA. Based on projects with entitlements, pending entitlements, and vacant land; the City has adequate sites to meet the RHNA requirements. The Draft Housing Element does not require any rezoning at this time to meet the RHNA requirements.
NEXT STEPS:
Once comments and revisions have been collected, staff will compile a list for the consultant to incorporate into the draft document. The draft document will be sent to HCD for review and comment. The HCD has 90 days to review the document and provide comments back to the jurisdictions. During that time the City is able to take additional comments on the Draft Housing Element. Often there is a back and forth between HCD and the jurisdiction to ensure that all State Housing Laws are addressed appropriately in the Housing Element.
Once HCD is satisfied with the Draft Housing Element the City will hold a public hearing to adopt the document. This is anticipated to happen in Spring of 2023. The adopted Housing Element will go back to HCD for final review and certification.
CEQA:
The County will prepare the Housing Element Environmental documentation. The City of Sutter Creek will consider the environmental document certification and Housing Element adoption at a public hearing (to be scheduled).
BUDGET IMPACT:
The County used funding from the REAP Grant to fund the Countywide Housing Element Update. The budget impact to the City has been staff time to review and manage the project. 1 Countywide 6thCycle
Draft Housing
Element
City of Sutter Creek
City Council/Planning Commission
Joint Workshop
December 12, 2022
Countywide
effort for the
jurisdictions of:
Amador County
City of Amador
City
City of Ione
City of Jackson
City of Plymouth
City of Sutter
Creek
2 Phase 1
• Kick-off
• Evaluate
existing
conditions
• Review
existing
plans and
programs
Phase 2
• Virtual
Workshop
• Housing
Needs and
Priorities
Survey
• Stakeholder
Outreach
Phase 3
• Prepare
Draft
Housing
Element
Update
Phase 4
• Public
review: 30
days
• HCD review:
90 days
Phase 5
• Housing
Element
Adoption
• Submit to
State for
Review and
Certification
Project Team
and Timeline
Timeline
September 2021 –
March 2022
March – April
2022
October 2021 –
October 2022
November 2022
– March 2023
April/May 2023
County Point of Contact:
Chuck Beatty, Planning Director
Amador County
(209) 223-6380
[email protected]
Consultant Contact:
Beth Thompson, Principal
De Novo Planning Group
[email protected]
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 3 Housing Element Basics
4 What is a
Housing
Element?
• The Housing Element is part of the General
Plan and analyzes housing needs and
constraints within Amador County and its local
cities.
• Each local government in California is required
to update its Housing Element periodically;
each Amador County jurisdiction must update
it every eight years
• It lays out housing policies and identifies goals
and programs that guide housing related
actions for each jurisdiction in the County
• The County and each City will adopt the
Housing Element separately.
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek What is in the
Housing
Element
Update?
Housing Plan
Housing Element’s goals, policies, and housing
programs to address the identified housing needs and
constraints during the 6th Cycle
Housing Plan must:
1. Ensure there is adequate land to meet the housing needs
2. Have programs to facilitate affordable, market rate, and special needs housing development,
rehabilitation/maintenance, and preservation
3. Mitigate governmental constraints on housing development
4. Affirmatively further fair housing opportunities
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek What is in the
Housing
Element
Update?
Background Report
I. Introduction
II. Housing Needs Assessment
III. Housing Constraints and Resources
IV. Inventory of Residential Sites
V. Affirmatively Furthering Fair Housing
VI. Evaluation of the 2014-2019 Housing Elements
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek What is in the
Housing
Element
Update?
Annexes
Addresses jurisdiction-specific governmental constraints and inventory of residential sites
Amador County Annex
Amador City Annex
Ione Annex
Jackson Annex
Plymouth Annex
Sutter Creek Annex
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 8 Q&A: Housing Element
Document & Contents
Planning
for Housing
in Amador
County
Local Housing Facts: Housing Unit Trends
Source: DOF E-5 ; DOF E-8.
-
2,000
4,000
6,000
8,000
10,000
12,000
14,000
1991 1996 2001 2006 2011 2016 2021
Amador City Ione Jackson Plymouth Sutter Creek Unincorporated 2021 Households
Amador County: 15,712
Amador City: 92
Ione: 1,978
Jackson: 2,183
Plymouth: 425
Sutter Creek: 1,266
Unincorporated County: 9,768
11 2021 Housing Stock Composition
12/8/2022 INDIAN WELLS GENERAL PLAN 2040
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Amador County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated Single Detached Single Attached Two to Four Five Plus Mobile Homes 12 Household and Housing Characteristics
INDIAN WELLS GENERAL PLAN 2040
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek
Unincorporated
Average Household Size 2.37 2.21 2.21 2.07 2.88 2.35 -
Large Households (% of
total) 6.5% 0% 4.0% 8.3% 12.5% 5.8% 6.6%
Vacancy Rate 18.6% 31.1% 4.6% 10.0% 18.8% 8.2% 26.7%
Household Median Income $62,772 - $73,036 $53,462 $64,375 $45,147 - Households under Poverty
Level 6.2% 0.0% 4.2% 9.5% 6.0% 7.9% 5.9%
Jobs to Household Ratio 0.94 0.86 1.15 0.87 1.52 0.87 0.89 U.S. Census Bureau, 2015-2019 American Community Survey Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Affordability –Ownership (Typical Home Values)
Home prices in Amador County
have had a strong upward trend
since 2012
In 2022, the median home price
in Amador County was
approximately $419K
A household needs to make
approximately $81K per year
($39/hour combined) to afford
the typical home price (assuming
20% down)
In 2010, a household only needed
to make approximately $47K per
year to afford the median home
price at that time ($231K)
Source: Zillow, March 2022
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Amador City Ione Jackson Plymouth Sutter Creek Amador County Affordability – Rental Rates
The average rental rate in Amador
County currently ranges between
$920 to $1,965 depending on
housing size; these average rents
are affordable to households
earning approximately $57k to $79k
per year.
In 2019:
Renters made up approximately
23.5% (3,429 ) of total occupied
housing units; and
Approximately 55.1% (1,717) of
renters in Amador County spent 30
percent or more of their monthly
household income on housing
costs. (source: 2019 ACS 5-Year Estimates
DP04)
Source: https://www.bestplaces.net/cost_of_living/city/california $0 $200 $400 $600 $800 $1,000 $1,200 $1,400 $1,600 $1,800 $2,000 Amador County
Amador City
Ione
Jackson
Plymouth
Sutter Creek
Average Rent By Bedroom Size
Studio 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms
15 Our Role in
Regional
Housing
The State Department of Housing and Community
Development (HCD) assesses and plans for housing growth throughout the State
HCD developed methodology for distributing the regional housing needs of Amador County, based on projected
population and housing growth, income levels, vacancy
rates, and equity factors, to each city and the
unincorporated county through the Regional Housing Needs Allocation, or RHNA, process
The Regional Housing Needs Allocation (RHNA) is the
amount of housing each jurisdiction in California must plan for in the upcoming Housing Element cycle
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 16 Amador
County’s 6th
Cycle RHNA
Amador County’s RHNA for the 2023-2031 Planning Period is 741 units
Each jurisdiction must identify enough realistic sites to accommodate its RHNA, but it is not responsible for building the housing itself
Income Level
Affordable Rent/
Purchase Price
(4 Person Household)
Income Range
(4 Person Household)
Amador
County
RHNA
Very Low-Income
(0-50% AMI) $663/$97,441 < $39,350 189
Low-Income
(50-80% AMI) $984/$147,176 $39,350 - $62,950 123
Moderate-Income
(80-120% AMI) $1,574/$235,696 $62,950 - $94,450 140
Above ModerateIncome (>120% AMI) $2,361/$357,893 $94,450 289 Total n/a n/a 741
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 17 Inventory of
Sites
The Inventory of Sites to accommodate each
jurisdiction’s RHNA must be land anticipated to be
available during the planning cycle (2021-2029) and be
appropriately zoned to accommodate housing at each
income level.
Very low and low income sites size requirements: 0.5 to 10 acres
Very low and low income default density assumptions:
Amador County: at least 10 units per acre
All cities: at least 15 units per acre
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 6 thCycle Regional Housing Needs Allocation (RHNA)
Income Level Amador
City Ione Jackson Plymouth Sutter Creek
Unincorporated
County
Very Low-Income
(0-50% AMI) 1 30 27 7 15 109
Low-Income
(50-80% AMI) 1 20 23 5 12 62
Moderate-Income
(80-120% AMI) 1 25 24 5 13 72
Above Moderate-Income
(>120% AMI) 2 42 64 13 34 134
Total 5 117 138 30 74 377
Capacity (Inventory of Sites +
Pending/Approved Projects) 80 808 1,180 452 787 7,050
Shortfall 0 0 0
21 very low
19 low 0 0
19 Inventory of
Sites
Sutter Creek
Insert map of sites here
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 20 Housing Plan
Goals, policies, and programs to address each jurisdiction’s housing needs
21 Implementation
Program 1: Countywide Housing Working Group
o Coordination between the County and each of the cities to implement the Housing Element
o Improves access to information and resources for residents and local communities by having consistent information and pgorams available, where appropriate, across jurisdictions
o Provides cost-savings and efficiencies where each jurisdiction is implementing identical or similar programs
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 22 Goal H-1
Housing Diversity
Ensure adequate sites are
available throughout the
County and throughout
each jurisdiction to
accommodate
identified housing needs
and to encourage a diversity
of housing types affordable
to a range of income levels,
including extremely low,
very low, low, and
moderate.
Program 2: Housing Element Monitoring/Annual
Reporting
Program 3: Adequate Sites
o Each jurisdiction to maintain sites to accommodate the RHNA o Plymouth to rezone at least 2 acres, including 1 acre in the highest resource area
Program 4: Accessory Dwelling Units, Junior
Accessory Dwelling Units, and SB 9 Units
Program 5: Affordable Housing Land Acquisition
Program 6: Affordability Targets (C, I, SC)
Program 7: Historically Significant Structures (SC)
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 23 Goal H-2
Housing and
Neighborhood
Preservation and
Improvement
Conserve, rehabilitate, and
enhance existing
neighborhoods and housing
stock.
Program 8: Neighborhood Beautification and Housing
Rehabilitation
Program 9: Affordable and Special Needs Housing
Assistance and Incentives
Program 10: Preservation of Existing Affordable
Housing
Program 11: Preserve Multifamily and Mobilehome
Opportunities
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 24 Goal H-3
Fair Housing
Promote access to decent
housing and a quality living
environment for all Amador
County residents,
regardless
of age, race, religion, sex,
marital status, ancestry,
national origin color,
disability, or economic level.
Program 12: Fair Housing Services
Program 13: Affirmatively Further Fair Housing
Access to fair housing resources, including outreach
and enforcement
Housing mobility enhancement
New housing choices and affordability
Place-based strategies for community preservation
and revitalization
Displacement protection
Program 14: Affordable Housing Resources for
Renters and Owners
Program 15: Reasonable Accommodation Procedure
for Housing
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 25 Goal H-4
Advancing
Opportunities
Promote a range of
affordable and special needs
housing opportunities
through housing assistance
programs,
incentives, and reducing
public and private constraints
to housing production while
providing an appropriate
level of environmental review,
as well as maintaining design
and construction quality and
fiscal responsibility.
Program 16: Federal Voucher Program
Program 17: Development Code/Zoning Code
Amendments
Low barrier navigation centers & emergency shelters
Transitional and supportive housing
Residential care facilities
Employee housing
Farmworker housing
Application streamlining
Program 18: Code Review
Program 19: Water and Wastewater Infrastructure
Program 20: Partnerships with Affordable Housing
Developers
Program 21: Child Care Program
Program 22: Application Processing Procedures
Program 23: Ongoing Community Education and Outreach
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 26 Overview of
Housing
Element
Timeline
Housing Element Timeline
o Public Review Draft Housing Element in November/December 2022 (30-day public review)
o HCD Draft Housing Element Review in January-April 2023 (90-day HCD review)
o Adoption Draft Housing Element by April/May 2023
o Final Housing Element Adoption by April/May 2023
Community and Public Engagement conducted
throughout the process
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek 27 How to
Participate and
Stay Informed
County Housing Element Update Web Page:
https://www.amadorgov.org/departments/planning/2022-housing-element Please submit written comments on the Draft Countywide
Housing Element no later than
December 14, 2022 at 5:00 p.m. to:
Chuck Beatty,
Amador County Planning Director
810 Court Street
Jackson, CA 95642
[email protected]
(209) 223-6380
Countywide 6th Cycle Housing Element: Amador County and Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek