Sutter Creek City Council
December 18, 2023

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 12
49 193
26 51
160
65 4
16 104
88 88
89 4
12 108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: U.S. Census Bureau's American Community Survey (ACS) 2015-2019 5-year estimates, Table(s) B01001.

Map date: August 17, 2023.

FIGURE V-18: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Percent of Population At or Over
Age 65
< 10%
10 - 15%
15 - 20%
20 - 25%
25 - 30%
>30%
No Data
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: U.S. Census Bureau's American Community Survey (ACS) 2015-2019 5-year estimates, Table(s) B01001.

Map date: August 17, 2023.

FIGURE V-19: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT 0 ½ 1
Miles
±
104
88 124
Ione
16 49
Plymouth
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Percent of Population At or Over Age 65
< 10%
10 - 15%
15 - 20%
20 - 25%
25 - 30%
>30%

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "MedianIncome_BlockGrp_2015_19." Map date: August 17, 2023.

FIGURE V-20: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
No Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "MedianIncome_BlockGrp_2015_19." Map date: August 17, 2023.

FIGURE V-21: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP
0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 153

4. RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (RECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-white population of 50% or more. Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40% or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40% or is 3 or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.

According to the AFFH Dataset, as shown in Figure V-22, there is no R/ECAP found in or adjacent to Amador County. The closest R/ECAPs are located in San Joaquin County and do not have a connection to Amador County. Regionally, there are no R/ECAPs located in the eastern portion of California in the vicinity of Amador County. This likely reflects lower diversity levels overall and fewer pockets of poverty, despite having relatively lower median incomes (more lower income Census tracts than areas to the northwest, west, and southwest). Additionally, Figure V-23 identifies areas of High Segregation and Poverty, as identified on California Tax Credit Allocation Committee (TCAC)/HCD Opportunity Area maps. As shown, no areas classified as High Segregation and Poverty exist in or adjacent to the County. Comparing Figure V-6 (Diversity Index) to Figure V-20 (Median Household Income), it appears that the diversity index score of areas do not appear to have correlation with the median household incomes in Amador County.

As discussed in the Findings section, the Housing Plan includes programs to encourage increased diversity and housing opportunities throughout the County.

Racially/Concentrated Areas of Affluence (RCAA)
According to the Housing and Community Development AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices”. Therefore, both sides of the continuum must be examined. While HCD does not have a standard definition for RCAAs, looking at the percentage of the White population and median household income can provide a good indicator for areas of affluence.

In addition to RECAPs utilized by HUD, scholars at the University of Minnesota Humphrey School of Public Affairs created the Racially Concentrated Areas of Affluence (RCAAs) metric to more fully tell the story of segregation in the United States. RCAAs are defined as census tracts where 1) 80 percent or more of the population is White, and 2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016). Table V-3 looks at the median household incomes of White, non-Hispanic residents in Amador County and each city. The median household incomes of the unincorporated area in Amador County are not accessible. None of Amador County and cities within the County have a median household income of $125,000 and a population that is 80 percent or more White. As such, there is no census tract in Amador County that fits these criteria, and, therefore, the County has no RCAA. Looking at regional data available on the HCD AFFH

2.0 data viewer, there are no RCAAs identified in Amador County and areas directly north and south of Amador County. To the northeast, areas of El Dorado County and Sacramento County include RCAAs and areas to the west, including portions of San Joaquin and Stanislaus County include RCAAs. These trends reflect the generally lower income levels in Amador County regardless of diversity levels in the County versus nearby areas.

Table V-3: Median Household Incomes
Median Household
Income
Amador
County
City of
Amador City
City of
Ione
City of
Jackson
City of
Plymouth
City of Sutter
Creek
White Households $ 62,331 $ 29,537 $ 73,393 $ 49,250 $ 65,833 $ 45,184 All households $ 62,772 - $ 73,036 $ 53,462 $ 64,375 $ 45,147 % of white population 86.7% 82.0% 75.8% 88.3% 81.2% 95.7% Source: US Census, 2015-2019 ACS
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 154

5. DISPARITIES IN ACCESS TO OPPORTUNITIES
HCD together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task Force developed the 2021 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

The opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. Table V-4 shows the full list of indicators.

Table V-4: Domains and List of Indicators by Factors
Domain Indicator
Economic ● Poverty
● Adult education
● Employment
● Job proximity
● Median home value
Education ● Math proficiency
● Reading proficiency
● High school graduation rates
● Student poverty rates
Environmental ● CalEnviroScreen 3.0 pollution indicators and values
Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2020.

TCAC/HCD Opportunity Area Maps
The Department of Housing and Community Development together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task force developed the 2021 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

According to the Task Force’s methodology, the tool allocates the 20% of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20% to the “High Resource” designation. Each region then ends up with 40% of its total tracts as “Highest” or “High” resource. These 2 categories are intended to help State decisionmakers identify tracts within each region that the research suggests low-income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. The remaining tracts are then evenly divided into “Low Resources” and “Moderate Resource”.

The Task Force analyzed three domains (Economic, Environmental, Education) to establish the resource category for each block group. The Economic Domain (Figures V-24 and V-25) analyzes poverty, level of adult education, employment rates, job proximity, and median home value in each block group, while the Education Domain (Figures V-26 and V-27) analyzes math/reading proficiency, high school graduation rates, and the student poverty rate. The Environmental Domain (Figure V- AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 155
28 and V-29) looks at the CalEnviroScreen 3.0 Pollution indicators (Exposures and Environmental Effect indicators) and processed values. Each Figure includes the locations of proposed sites to accommodate the 6th Cycle RHNA.

Figures V-30 and V-31 identify the final resource categories of each census tract, as identified on the TCAC/HCD Opportunity Map, as well as the locations of the proposed sites to accommodate the 6th Cycle RHNA. As shown in Figure V-30, 4 block groups of the County have the highest levels of opportunity and the proposed sites to accommodate the 6th Cycle RHNA are located throughout the County in varying levels of opportunity to the extent feasible, given the County’s existing built-out development pattern. Table V-5 identifies the resources levels by census block group and the corresponding scores for economic, educational and environmental indicators.

Table V-5: Opportunity Resource Levels by Census Tract
Census
Tract
Census Block
Group Resource Level Economic Score
Environmental
Score
Education
Score

1.01 Block Group 1 Low Resource 0.19 0.88 0.04

1.01 Block Group 2 Low Resource 0.15 0.88 0.04

1.01 Block Group 3 Low Resource 0.08 0.88 0.04

1.01 Block Group 4 Moderate Resource 0.35 0.88 0.04

1.02 Block Group 1 Low Resource 0.00 0.81 0.00

1.02 Block Group 2 Low Resource 0.12 0.81 0.04
2 Block Group 1 High Resource 0.54 0.15 0.92
2 Block Group 2 Highest Resource 0.96 0.15 0.54
2 Block Group 3 Low Resource 0.42 0.15 0.31
2 Block Group 4 High Resource 0.88 0.15 0.42
2 Block Group 5 High Resource 0.65 0.15 0.77

3.01 Block Group 1 Highest Resource 0.81 0.58 1.00

3.01 Block Group 2 Highest Resource 0.58 0.58 0.96

3.03 Block Group 1 Moderate Resource 0.46 0.00 0.81

3.03 Block Group 2 Moderate Resource 0.69 0.00 0.81

3.04 Block Group 1 Moderate Resource 0.50 0.08 0.81

3.04 Block Group 2 Low Resource 0.23 0.08 0.35

4.01 Block Group 1 Highest Resource 1.00 0.35 0.54

4.01 Block Group 2 Missing or Insufficient Data 0.00 0.00 0.00

4.01 Block Group 3 High Resource 0.73 0.35 0.54

4.01 Block Group 4 Low Resource 0.04 0.35 0.54

4.02 Block Group 1 Moderate Resource 0.38 0.65 0.04

4.02 Block Group 2 Moderate Resource 0.62 0.65 0.04

4.02 Block Group 3 High Resource 0.27 0.65 0.54

4.02 Block Group 4 Moderate Resource 0.31 0.65 0.38
5 Block Group 1 Highest Resource 0.92 0.46 0.46
5 Block Group 2 High Resource 0.77 0.46 0.46
5 Block Group 3 Highest Resource 0.85 0.46 0.73
Source: California Department of Housing and Development, Affirmatively Furthering Fair Housing Data and Mapping Resources, accessed June 29, 2022.

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 12
49 193
26 51
160
65 4
16 104
88 88
89 4
12 108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Racially_or_Ethnically_Concentrated_Areas_Poverty_RECAPs." Map date: August 17, 2023.

FIGURE V-22: RACIALLY AND ETHNICALLY CONCENTRATED AREAS OF POVERTY BY CENSUS TRACT - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Racially or Ethnically
Concentrated Areas of Poverty
No Data

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_HighSegregation_Poverty_Tract_2021." Map date: August 17, 2023.

FIGURE V-23: TCAC HIGH SEGREGATION POVERTY TRACT - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
TCAC High Segregation Poverty
Tract

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-24: TCAC ECONOMIC SCORE BY CENSUS TRACT- COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
TCAC Economic Score
> 0.75 (More Positive Economic
Outcome)

0.50 - 0.75

0.25 - 0.50
< 0.25 (Less Positive Economic
Outcome)
No Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-25: TCAC ECONOMIC SCORE BY CENSUS TRACT
0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
TCAC Economic Score
> 0.75 (More Positive Economic Outcome)

0.50 - 0.75

0.25 - 0.50
< 0.25 (Less Positive Economic Outcome)

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-26: TCAC EDUCATIONAL SCORE BY CENSUS TRACT- COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
TCAC Education Score
> 0.75 (More Positive Education
Outcomes)

0.50 - 0.75

0.25 - 0.50
< 0.25 (Less Positive Education
Outcomes)
No Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-27: TCAC EDUCATIONAL SCORE BY CENSUS TRACT
0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
TCAC Education Score
> 0.75 (More Positive Education Outcomes)

0.50 - 0.75

0.25 - 0.50
< 0.25 (Less Positive Education Outcomes)

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-28: TCAC ENVIRONMENTAL SCORE BY CENSUS TRACT - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
TCAC Environmental Score
< 0.75 (More Positive
Environmental Outcomes)

0.50 - 0.75

0.25 - 0.50
<0.25 (Less Positive
Environmental Outcomes)
No Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-29: TCAC ENVIRONMENTAL SCORE BY CENSUS TRACT
0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
TCAC Environmental Score
< 0.75 (More Positive Environmental Outcomes)

0.50 - 0.75

0.25 - 0.50
<0.25 (Less Positive Environmental Outcomes)

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-30: TCAC OPPORTUNITY AREAS BY CENSUS TRACT - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Opportunity Areas
Highest Resource
High Resource
Moderate Resource (Rapidly
Changing)
Moderate Resource
Low Resource
High Segregation and Poverty
Missing or Insufficient Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: August 17, 2023.

FIGURE V-31: TCAC OPPORTUNITY AREAS BY CENSUS TRACT
0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Opportunity Areas
Highest Resource
High Resource
Moderate Resource (Rapidly Changing)
Moderate Resource
Low Resource
High Segregation and Poverty
Missing or Insufficient Data

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "JobsProximityIndex_BlockGrp_2014_17." Map date: August 17, 2023.

FIGURE V-32: JOB PROXIMITY INDEX BY BLOCK GROUP - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)
No Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "JobsProximityIndex_BlockGrp_2014_17." Map date: August 17, 2023.

FIGURE V-33: JOB PROXIMITY INDEX BY BLOCK GROUP
0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)
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Economic Opportunity
As described above, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. As shown in Table V-5 above, the overall economic scores in Amador County range from 0 to 1. Figures V-24 and V-25 show access to economic opportunities in the County and surrounding areas. In evaluating economic opportunities in contrast to concentrations of specific populations, it is identified that higher and lower economic opportunity areas do not have a strong correspondence to diversity, except that lower opportunity areas in the eastern County as well as eastern portions of counties to the north and south have a strong correspondence with areas of lower diversity.

Concentrations of persons with a disability in eastern Amador County and the adjoining area of Calaveras County correspond to less economic opportunity; however, this trend does not show strong correlations in the western portion of the county and areas further west. Similarly, female-headed households with children correspond to lower economic opportunities in the eastern portion of Amador County and of neighboring El Dorado and Calaveras Counites but do not show similar correlations in the western areas. The highest rates of senior residents do not have a strong correlation with economic opportunity within Amador County and surrounding counties similarly do not show strong correlations.

The economic scores vary throughout the County. Census tracts that have the lowest economic scores in Amador County, such as census tract 1.02, are located at the east portion of the County, where limited households reside. Census tracts with relatively higher economic scores in Amador County, such as census tracts 5 and 3, are located at the west portion of the County, where most incorporated cities are located and households are more densely populated. Among incorporated cities in the County, Amador City and Plymouth are located in the census tracts with the higher economic scores, all of which are above 0.5. The east portion of Ione is located in census block group 1 of census tract 3.03 that has moderate economic scores, between 0.25 to 0.5. Conversely, portions of the Jackson and Sutter Creek are located in some census tracts that have the lowest economic scores in the County. It is noted that these census block groups extend out into areas of the unincorporated County. For unincorporated communities in the County, economic scores are generally lower in the east and southwest portions of the County.

As shown in Figures V-32 and V-33, the job proximity indexes vary in Amador County, with less urbanized east and southwest portions of the County having the lowest proximity indexes. Among incorporated cities in the County, the cities of Ione and Amador City have relatively lower job proximity indexes, generally between 20 to 40. Significant portions of cities of Sutter Creek, Jackson, and Plymouth, on the other hand, are located in census block groups that have moderate to higher job proximity indexes, generally between 61 to 80. It is noted that this census block group extends out into areas of the unincorporated County. The unincorporated communities have low levels of place-based economic opportunities related to job proximity. As shown in the Table II-4 in the Housing Needs Assessment section of the Housing Element Background Report, the total civilian employed population of 16 years old or over decreased from 14,318 in 2010 to 13,665 in 2019 countywide, at a rate of 4.6%. During this period, cities of Amador, Ione, Plymouth experienced an increase of total civilian employed population of 16 years old or over, at rates of 36.2%, 36.4%, and 40.9% respectively. Whereas cities of Jackson and Sutter Creek experienced a decrease of total civilian employed population of 16 years old or over, at rates of 12.5% and

15.8% respectively. The unincorporated communities of the County experienced a 10.6% decrease in total civilian employed population of 16 years old or over.

Transportation Opportunity
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. At the regional level, Amador County does not have any high quality transit areas based on the AFFH 2.0 Data Viewer. High quality transit areas are generally located in larger cities and more urbanized areas, including locations along the Highway corridor north of Amador County and the Highway 99 corridor east of Amador County. As there are no high transit areas within Amador County, there is not a correlation between access to high quality transit and the specific population categories assessed for AFFH issues.

Passenger transportation services in Amador County are provided by a variety of public, non-profit, and private services.

Amador Transit (formerly Amador Regional Transit System or ARTS) has been providing transit services in Amador County since 1976 and operates under direction of the Amador County Transportation Commission (ACTC). Amador Transit was AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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formed as a Joint Powers Agency (JPA) between Amador County and its five incorporated cities (Jackson, Sutter Creek, Ione, Plymouth and Amador City). Amador Transit operates bus routes to provide service throughout Amador County from the Sutter Hill Transit Center to Jackson, Sutter Creek, Plymouth, Ione, and along the Highway 88 corridor through Pine Grove and Pioneer ending at Amador Station. Amador Transit also provides bus services to downtown Sacramento with connections to Yolo Bus to get to the Sacramento International Airport, and connection to Calaveras County. In addition to its fixed routes, Amador Transit offers Dial-a-Ride, Amador Transit’s shared-ride, curb-to-curb transportation program for individuals who are unable to ride the regular fixed-route bus service, either all or some of the time, due to a disabling condition.

Educational Opportunities
As shown in Table V-5 above, the overall education opportunity scores in Amador County range from 0 to 1. Figures V-26 and V-27 show access to educational opportunities in the County and surrounding areas. In evaluating education opportunities in contrast to concentrations of specific populations, it is identified that lower and higher education opportunity areas do not have a strong correspondence to diversity, except that lower opportunity areas in the eastern County as well as eastern portions of counties to the north (El Dorado County) have a strong correspondence with areas of lower diversity while higher opportunities occur in areas with all levels of diversity. Concentrations of persons with a disability do not show a strong correspondence to higher or lower economic opportunities in the County or region. Female-headed households with children correspond to lower education opportunities in the eastern portion of Amador County and of neighboring El Dorado and Calaveras Counites but do not show similar correlations in the western areas (San Joaquin and Sacramento Counties). The rates of senior residents do not have a strong correlation with education opportunity within Amador County and surrounding counties similarly do not show strong correlations.

Generally, the less urbanized east portions of the Amador County are covered by census block groups that have relatively lower educational scores and the west portion of the County, where more incorporated cities are located and more households are populated, are covered by census block groups that have higher educational scores. Among incorporated cities, census block groups that cover cities of Amador and Ione have the highest educational scores of 0.75 or above. City of Sutter Creek is located in census block groups that have moderate educational scores, generally above 0.5. Cities of Jackson and Plymouth are located in census tracts that have lower educational scores, between 0.25 and 0.5 or below 0.25. It is noted that these census block groups extend out into areas of the unincorporated County.

Amador County is served by the Amador County Unified District (ACUSD). The ACUSD includes two comprehensive high schools, one alternative high school, two junior high schools, six elementary schools, and an independent study program.

According to the California Department of Education’s California School Dashboard, in 2021 the ACUSD had an enrollment of 3,889 students. The ethnic/racial make-up was: 23.1% Hispanic, 0.4% Asian, 65.6% White, 0.4% African American, 2.1% American Indian, 0.2% Pacific Islander, 0.5% Filipino, and 6.9% two or more races. A total of 43% of the District’s students come from socioeconomically disadvantaged backgrounds, 2.6% are English learners and 19.3% are students with disabilities.

Environmental Opportunity
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment.

As shown in Table V-5 above, the overall environmental scores in Amador County range from 0 to 0.88. Figures V-28 and V29 show environmental scores in the County and surrounding areas. In evaluating environmental scores in contrast to concentrations of specific populations at the regional level, it is identified that higher and lower environmental score areas do not have a strong correspondence to diversity, proportion of the population with a disability, seniors, or female-headed households with children.

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Generally, the less urbanized east portions of the Amador County are covered by census block groups that have relatively higher environmental scores and the central portion of the County, where more incorporated cities are located and more households are populated, are covered by census block groups that have lower environmental scores. Among incorporated cities, census block groups that cover Amador City have the lowest environmental scores, all of which are below 0.25. The cities of Sutter Creek and Jackson are within census tracts that have moderate to low environmental scores, between 0.25 to

0.5 or below 0.25. The cities of Ione and Plymouth are within census block groups that have high to low environmental scores, between 0.5 to 0.75 or below 0.25. It is noted that these census block groups extend out into areas of the unincorporated County. For unincorporated communities in the County, the more mountainous east portion generally has higher environmental scores over the west portion of the County.

Findings
Overall, it appears that residents in Amador County have varying levels of access to opportunities, with the unincorporated communities in the east portion of the County appearing to have lower opportunity than the incorporated cities and unincorporated areas adjacent to cities. As shown in Table V-5, the educational, economic, and environmental scores vary across census block groups in the County.

Sites to accommodate each jurisdiction’s 6th Cycle RHNA, including its lower-income units, are distributed between low and moderate resource areas. New mixed-use development in the County is envisioned to provide new safe residential housing units, new employment opportunities, and new space for the development of commercial projects offering a variety of goods and services. Moreover, by bringing residential units and jobs closer together, the County strives to reduce vehicle miles traveled, reduce GHG emissions, and improve air quality, thereby working to improve access to higher levels of environmental health.

C. DISCUSSION OF DISPROPORTIONATE HOUSING NEEDS
“Disproportionate housing needs” generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area.

The analysis of disproportionate housing needs within Amador County evaluates existing housing needs, need of the future housing population, and units within the community at-risk of converting to market-rate.

1. FUTURE GROWTH NEEDS
As shown in the Table II-38 in the Housing Needs Assessment section of the Housing Element Background Report, the County’s future growth need is based on the RHNA production of 189 very low, and 123 low, 140 moderate, and 289 above moderate income units within the 2018 - 2029 planning period. Figures V-20 and V-21 identify the proposed residential sites to meet the very-low and low income RHNA for each jurisdiction in relation to the median income levels. As shown, proposed affordable sites are well dispersed throughout the community and do not present a geographic barrier to obtaining affordable housing. The annex for each jurisdiction demonstrates its ability to meet the 2021-2029 RHNA need at all income levels, with Plymouth requiring a rezone to provide adequate sites. Each jurisdiction will be able accommodate the anticipated future affordable housing needs of the community.

2. EXISTING NEEDS
As described in Section VI of this Background Report, housing development in the County has remained fairly consistent. As shown in Table VI-I in Section VI, 391 housing units were constructed during the planning period. Of these 391, 1 was affordable to very-low-income households, 7 were affordable to low-income households (6 non-deed restricted and 1 deedrestricted), and 0 were affordable to moderate- income and above moderate-income households. Housing development in Amador County has been relatively consistent compared to the 4th cycle, with the County and cities developing 358 units in the 4th cycle compared to 391 units during the 5th cycle.

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Additionally, as discussed in Chapter II, Countywide there are 344 rent-restricted units, representing approximately 1.9% of the housing stock in 2021. The majority of assisted units (258) are in Jackson, with 43 in Ione and 43 in Sutter Creek. There are no assisted multifamily units for lower income households in Amador City, Plymouth, or unincorporated Amador County.

Overcrowding
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. As discussed in the Housing Needs Assessment of the Housing Element, overcrowded households in Amador County do not appear to be significant compared to the State and surrounding areas.

Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. Figure V-39 shows the proposed sites to meet the very-low and low income Countywide in relation to overcrowded households, by census tract. As shown in Figure V-39, the rates of overcrowding and severe overcrowding are consistent for all census tracts in the County.

Table II-29 provides data regarding the overcrowded households in each jurisdiction, showing that more overcrowding occurs among the renter households than the owner households and that the unincorporated County, Plymouth, and Sutter Creek have the highest rates of overcrowding. However, as shown in Figure V-39, there are no census tracts with concentrations of overcrowding in the unincorporated County of any of the cities. Too many individuals living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse.

According to the 2015–2019 American Community Survey, overcrowding in Amador County was 2.6% (377 housing units), compared to 8.2% Statewide. Among renters in Amador County, approximately 4.9% of housing units (or 169 housing units) were in overcrowded conditions, and 1.2% were in severely overcrowded conditions. Among homeowners, approximately

1.9% (208 housing units) were in overcrowded conditions, and 0.3% were in severely overcrowded conditions. As shown in Table II-7 in the Housing Needs Assessment of the Housing Element, in 2019, the majority of households in Amador County consisted of 2 to 4 persons. Large households of 5 or more persons only made up 6.9% of the total households countywide.

Among all incorporated jurisdictions, Plymouth had the highest rate of households of 5 or more persons, taking 15.7% of the total households. Additionally, the average household size in Amador County in 2019 for an owner-occupied unit was 2.37 persons per household and 2.42 persons per household for a renter-occupied unit while in Plymouth the average household size in 2019 for an owner-occupied unit was 2.88 persons per household and 2.98 persons per household for a renteroccupied unit. Conversely, in Sutter Creek the average household size in 2019 for an owner-occupied unit was 2.35 persons per household and 1.96 persons per household for a renter-occupied unit.

As discussed in Section II (Housing Needs), overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family’s ability to afford such housing or unrelated individuals (such as students or low-wage single adult workers) share dwelling units because of high housing costs. Compared to Amador City, Ione, Jackson, and Plymouth which have adequate vacant units for rent (more than 10% of housing stock as shown in Table II-26), very few rental units are available for rent in unincorporated Amador County (1.9%) and Sutter Creek (0%), as shown in Table II-26.

Cost-Burden
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs.

For renters, housing costs include rent paid by the tenant plus utilities. For homeowners, housing costs include mortgage payment, taxes, insurance, and utilities. Comparing Figures V-35 and V-36 to Figures V-37 and V-38 indicates renter households and owner households demonstrate different patterns of overpayment. For renter households, Census Tract 4.01 and Census Tract 1.02 have a percentage of the population overpaying in the 60 - 80% range. For owner households, Census Tract 5, Census Tract 2.01, Census Tract 2.02, and Census Tract 1.02 have a percentage of the population overpaying in the 60-80% range.

In Amador County and the surrounding region, areas of high rental cost burden overlap with low diversity areas while areas of higher diversity correspond to a range of rental cost burdens and do not strongly correspond to areas with low or high cost burdens. Areas with high proportions of senior residents in Amador County and the counties to the north and south correspond to higher rates of rental-cost burden while areas to the west do not appear to be as strongly influenced in terms AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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of high or low renter cost burden and presence of senior households. Higher proportions of a population with a disability correspond to higher rates of renter cost burden in Amador County, El Dorado County, and Calaveras County while this trend is less apparent in counties to the west with concentrations of populations with a disability located in both higher cost burdened areas and less cost burdened areas. Concentrations of female-headed households in Amador County and surrounding counties, including El Dorado, Calaveras, and San Joaquin Counties, generally correspond to higher rates of cost-burden.

Lower median household incomes also correspond to higher and moderate rental cost burdens in Amador County and the region while higher and moderate median income levels occur in areas with moderate and lower rental cost burdens.

Substandard Housing
The age of housing is often an indicator of the need for some type of repair or rehabilitation. Almost a quarter of the County’s housing stock (23.5% or 4,288 units) is over 50 years old, meaning these units may need moderate repairs to significant rehabilitation, including replacement or refurbishing of roofs, siding, and windows as well as interior improvements including replacing or upgrading the plumbing and electric wires and outlets. As described under the existing housing conditions discussion in Section II, approximately 15-25% of the County’s stock requires rehabilitation and approximately 2-4% of the County’s housing stock is substandard and is in need of replacement and the cities experience similar needs, with Amador City having 8-10% of its housing stock needing moderate to substantial rehabilitation and 2-5% of its housing stock potentially needing replacement, Ione having 13% of its housing stock requiring moderate to substantial rehabilitation and less than 2% needing replacement, Jackson having 15-20% of its housing stock requiring moderate to substantial rehabilitation and 3-6% needing replacement, Plymouth having 25-35% of its housing stock requiring moderate to substantial rehabilitation and 24% needing replacement, and Sutter Creek having 20-25% of its housing stock requiring moderate to substantial rehabilitation and 2-4% needing replacement.

When asked about housing challenges in the Housing Needs and Priorities Survey, 26% of respondents indicated their home needs one rehabilitation improvement, while 3% indicated their home needs substantial repair with two or more major improvements required, and 1% indicated their home was dilapidated and requires replacement. Further, 19% of residents reported their home’s condition (poor condition and needing repair) as a housing challenge. In some cases, the cost of repairs can be prohibitive, resulting in the owner or renter living in unhealthy, substandard housing conditions or being displaced if the house is designated as uninhabitable and the owner does not complete repairs.

Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. Figure V-39 shows the proposed sites to meet the very-low and low income Countywide in relation to overcrowded households, by census tract. As shown in Figure V-39, the rates of overcrowding and severe overcrowding are consistent for all census tracts in the County.

Table II-29 provides data regarding the overcrowded households in each jurisdiction, showing that more overcrowding occurs among the renter households than the owner households and that the unincorporated County, Plymouth, and Sutter Creek have the highest rates of overcrowding. However, as shown in Figure V-39, there are no census tracts with concentrations of overcrowding in the unincorporated County of any of the cities. Too many individuals living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse. As previously noted,
As discussed in Section II (Housing Needs), overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family’s ability to afford such housing or unrelated individuals (such as students or low-wage single adult workers) share dwelling units because of high housing costs. Compared to Amador City, Ione, Jackson, and Plymouth which have adequate vacant units for rent (more than 10% of housing stock as shown in Table II-26), very few rental units are available for rent in unincorporated Amador County (1.9%) and Sutter Creek (0%), as shown in Table II-26.

3. DISPLACEMENT RISK
HCD defines sensitive communities as “communities [that] currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a vulnerable community:

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• The share of very low-income residents is above 20%; and • The tract meets two of the following criteria:
o Share of renters is above 40%,
o Share of people of color is above 50%,
o Share of very low-income households (50% AMI or below) that are severely rent burdened households is above the county median,
o They or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases), or
o Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap).

As shown in Figure V-34, the County and the cities do not include any areas identified as vulnerable to displacement. While there are vulnerable communities along the I-5 and Highway 99 corridors in Sacramento and San Joaquin Counties to the west, there are no areas identified as vulnerable to displacement that are adjacent or proximate to Amador County. At both the local and regional levels, vulnerability to displacement does not have a strong correspondence to populations based on diversity, seniors, persons with a disability, female-headed households, or household income. However, while vulnerability to displacement is not mapped in Figure V-34, there are local issues that can cause displacement and that can affect residents of Amador County and each of the cities.

Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. While there are no vulnerable communities in Amador County, factors that may lead to displacement are examined below to identify potential displacement risks.

As previously discussed, there are no deed-restricted affordable units currently at-risk of converting to market-rate within the next 30 years. As described in the Annexes, each jurisdiction plans to accommodate the majority of its 2021-2029 RHNA on vacant land, with the exception of underdeveloped parcels already entitled or planned for residential development. The underdeveloped parcels included in the Inventory of Residential Sites (see each jurisdiction’s annex) primarily have nonresidential development, with the exception of several large lots that have a single family unit. None of the underdeveloped parcels have affordable housing or multi-family housing, so it is anticipated that any residential displacement will occur primarily for the single-family parcel owners developing their property at higher residential intensities.

The County has considered the risk of displacement specifically for protected classes, including persons with disabilities, female-headed households, seniors, and nonwhite residents (as identified and discussed throughout this Background Report).

Due to the emphasis on development of vacant sites, persons with disabilities, seniors, female-headed, and nonwhite households are not anticipated to experience significant pressure due to redevelopment or intensification of land and the risk of displacement to these groups (like to the County’s lower-income residents) is low.

Additionally, the risk of displacement specifically for those experiencing or at-risk of homelessness is considered.

Homelessness includes individuals or families who lack or are perceived to lack a fixed, regular, and adequate nighttime residence, or who have a primary nighttime residence in a shelter, on the street, in a vehicle, or in an enclosure or structure that is not authorized or fit for human habitation. The 2022 PIT Report identified 27 sheltered and 157 unsheltered homeless persons Countywide, a decrease of 40 homeless persons since 2019. The PIT Reports do not identify homeless persons by location and none of the jurisdictions, including law enforcement, had counts of unsheltered homeless persons that corresponded to the PIT Reports. Based on a review of the 2019 Housing Inventory reported to the U.S. Department of Housing and Urban Development, it appears that the majority of emergency shelters, transitional housing, and permanent supportive housing units are in Jackson and the cities of Amador City, Ione, Plymouth, and Sutter Creek as well as the unincorporated communities have minimal designated beds or shelters to accommodated unsheltered homeless persons.

In addition to development of the sites identified in the Inventory of Residential Sites, there is still the potential for economic displacement because of new development and investment. This “knock-on” effect can occur at any time, and it can be AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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challenging for the jurisdictions to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing units available in the marketplace. To date, the County and Cities have no evidence that new development (affordable or market-rate) and associated private investment has resulted in economic displacement. It is recognized, however, that private and public investment in services, such as health care, public and private schools, grocery stores, education, parks, and public transit, employment opportunities, and other people- and place-based opportunities are generally lower in the smaller cities and unincorporated communities. This difference in opportunities reflects a comparative disinvestment in the unincorporated communities and smaller cities which can put these areas at risk of displacement over time due to gentrification and investments in community growth that may raise the cost of living and displace existing residences. Further, disinvestment-driven displacement can occur in communities with less investment overall and in older properties due to the value of a property not justifying the investment in its maintenance, often resulting in abandonment and decay of properties.

Lastly, California’s recent history has shown that environmental disasters such as wildfires, earthquakes and floods can be significant causes of displacement, and that climate change is accelerating the risk from such disaster events. According to the Amador County Local Hazard Mitigation Plan, wildfire is an extensive hazard geographically in the County with a high significance in terms of impact and severity and localized stormwater flooding also presents an extensive hazard with critical severity. Wildfire and flood hazards are significant hazards that would be catastrophic to the cities and unincorporated communities of Amador County. These hazards could result in short-term displacement due to evacuation orders and longterm displacement in the event that homes are destroyed or damaged.

4. FINDINGS
Based on the analysis above, the most disproportionate housing needs in Amador County include an overall lack of affordable housing opportunities, rehabilitation of the existing housing stock, overcrowding in the unincorporated County, Plymouth, and Sutter Creek, and limited rental unit availability in the unincorporated County and Sutter Creek. As discussed above, displacement risk is considered low although natural disasters, such as wildfire or flooding, could result in significant displacement.

To address the lack of affordable housing opportunities, the Housing Plan includes Program 3 to ensure adequate housing sites in all jurisdictions, Program 4 to promote a greater variety of housing types and costs (ADUs, JACUs, and SB 9 units), Program 5 to promote land acquisition for affordable housing projects, Program 9 to assist in the development of affordable and special needs housing, and Program 13 to affirmatively further fair housing and promote access to opportunity areas.

To address housing in need of rehabilitation and substandard housing, the Countywide Housing Plan includes Program 8 to ensure each jurisdiction encourages the maintenance, rehabilitation, and revitalization of housing through seeking funding for housing rehabilitation and emergency repair programs as well as maintaining information on their websites and brochures and packets regarding available rehabilitation loan programs, subsidized housing programs, and the availability of other funding mechanisms to assist unincorporated residents with home upkeep and maintenance. Further, Program 13 in the Housing Plan, provides for investment and improvement of neighborhoods and housing.

To address overcrowding and adequate units, including rentals, for all income levels, Program 3 has been included in the Housing Plan to ensure each jurisdiction continues to make adequate sites available for development to meet the housing needs of all income levels and Program 9 continues to support efforts to meet new construction needs of extremely low-, very low-, low-, and moderate-income households, as well as households with special needs, including large families, to ensure affordable housing meets the needs of all households in each jurisdiction Countywide.

Overpayment increases the risk of displacing residents who are no longer able to afford their housing costs. To address displacement risks due to overpayment, a Countywide outreach program will be developed to connect lower income residents and the lower income workforce with information regarding rental assistance, home ownership, housing rehabilitation, emergency assistance, utility payment assistance, and with information regarding new and existing affordable homeownership and rental opportunities throughout the County (Program 13). Additionally, the jurisdictions will update their respective codes AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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to ensure that any requests to convert multifamily rentals to ownership or non-residential uses include provisions to address the potential to displace households, including adequate notice and relocation assistance.

D. SITES INVENTORY ANALYSIS
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also whether the identified sites serve the purpose of improving segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.

The Annex for each jurisdiction identifies its inventory of sites with approved and pending projects and vacant sites that can accommodate the RHNA during the 6th Cycle. As discussed in the Annex for each jurisdiction, the County and each of the cities have adequate sites to accommodate their RHNAs. The Annex for each jurisdiction includes an assessment of the jurisdiction’s housing sites in the context of the AFFH issues identified herein.

The figures created for the analysis of the below AFFH topics identify the location of pending and approved projects in all jurisdictions, vacant sites to accommodate the RHNA in all jurisdictions, and opportunity sites for rezoning to accommodate the RHNA (Plymouth). As shown, the lower, moderate, and above moderate-income sites are generally located throughout the cities and unincorporated communities to promote truly integrated and balanced living patterns.

1. SEGREGATION/INTEGRATION
As previously stated, the County finds that there are no known historic patterns of segregation by race and ethnicity, but there are patterns of isolation or segregation when the distribution of persons with disabilities, married households, female-headed households, seniors, and households with lower median incomes.

As described throughout this Housing Element, the County and the Cities are committed to supporting the development of housing to promote a more balanced and integrated pattern of household incomes, types, and characteristics. This is highlighted in the Annex for each jurisdiction (Inventory of Residential Sites), as all jurisdictions have identified a surplus of sites and excess capacity for all income levels, although Plymouth requires the rezoning of opportunity sites to accommodate its lower income RHNA.

As shown in Figures V-5 through V-8, sites to accommodate all income levels are provided in census tracts with all neighborhood concentrations and diversity indexes. Lower income sites are not focused in any areas exhibiting higher levels of diversity or concentration of race/ethnicities. Moderate and above moderate income sites are available regardless of race/ethnicity concentrations as well. In the unincorporated County, there are existing subdivided single family lots in multiple subdivisions that are located in less diverse areas. These sites are anticipated to accommodate a mixture of moderate and above moderate income groups and Program 4 in the Housing Plan promotes ADUs and SB 9 units to further increase housing variety and affordability throughout the County, including in areas with existing single family subdivisions. Further, single family lots in the County have provided very low, low, and moderate income units throughout the 5th Cycle through modestlysized single family homes, manufactured and mobile homes, and ADUs, indicating that some of these single family sites will likely continue to support a diversity of housing types and income levels.

As shown in Figures V-11 and V-12, very low/low, moderate, and above moderate income sites are distributed throughout each community and provide opportunities for all income levels in areas with moderate disability levels (20-30%) as well as in areas with lower disability levels (10-20%). It is noted that disability levels are generally similar throughout the County, with no areas with high or extremely high or low disability rates.

Regarding familial status, including married family households and female-headed households by proportion of children present, very low/low, moderate, and above moderate income sites are not concentrated by income level in census tracts exhibiting any particular familial status, as shown in Figures V-14 through V-18.

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As illustrated in Figures V-18 and V-19, a mixture of very low/low, moderate, and above moderate income opportunities are available in areas with high percentages of seniors, as well as in areas with lower rates of seniors and there is no concentration of lower income or above moderate income sites that correlates to the senior population.

Regarding income patterns, the County does not have any block groups with the highest (>$125,000) or lowest (<$30,000) income levels that have been mapped for the State. Very low/low, moderate, and above moderate income sites are distributed amongst the County’s lower ($30,000-$55,000) and moderate ($55,000-$87,000) income areas. The areas with the highest income levels in the County are located in the western portion of the County, including northern Ione and north and northwest of Ione, and in the area around Pioneer. The upper income area around Ione includes very low income opportunities (the City’s largest very low/low income site) as well as sites for very low/low, moderate, and above moderate incomes in the unincorporated area – it is noted that much of this block group is occupied by the State within Ione (Mule Creek State Prison, CalFire Academy, and the former Preston School of Industry providing the City with minimal opportunities for development of any type). The upper income area around Pioneer includes sites for moderate and above moderate income households, but does not provide opportunities for very low/low income households, although there are very low/low income opportunities immediately adjacent the southern border of this higher income block group along State Route 88. As previously identified, Program 4 in the Housing Plan promotes ADUs and SB 9 units to further increase housing variety and affordability throughout the County, including in areas with existing single family subdivisions and higher income levels.

2. R/ECAPS
As previously discussed, there are no R/ECAPs or RCAAs located in the County, including the incorporated cities nor are there any that are proximate or connected to Amador County. As previously discussed, the very low/low, moderate, and above moderate income sites are distributed throughout the County and cities and do not include any concentrations of lower income housing. Further, there are no concentrations of above moderate income housing (most sites for above moderate incomes are in close proximity to moderate income and/or very low income sites) and are not anticipated to result in any RCAAs.

Therefore, there would be no effect on R/ECAPS or RCAAs.

3. ACCESS TO OPPORTUNITY
Figures V-24 and V-25 show that the County and each City have identified very low and low income sites in the more positive economic outcome areas, as well as in areas with more modest economic outcomes. Figures V-26 and V-27 demonstrate that very low and low income sites are provided in the top two tiers of positive education outcome scores for the unincorporated County and each city, with the exception of Plymouth. Similarly, very low and low income sites are provided in the two highest tiers of education scores in the unincorporated County and each city, with the exception of Plymouth. Regarding environmental outcomes, there are no areas of more positive (upper third and fourth quartiles) of outcomes in Amador City or Sutter Creek and the majority of Jackson (with the exception of one small area) is in the bottom two quarters of environmental outcome categories. In Ione, the City’s largest very low/low income site is located in an area with more positive environmental outcomes (third quartile). In the unincorporated communities, there are multiple very low/low income sites identified in the highest environmental outcome category, which is the eastern portion of the County. In the cities of Amador City, Ione, Jackson, and Sutter Creek, very low/low and moderate income sites are identified in areas that increase access to positive outcomes for at least two out of the three economic, education, and environmental categories. However, Plymouth’s very low/low income sites are not located in areas that increase access to positive outcomes for the economic, education, and environmental categories.

As shown in Figures V-30 through V-31, very low and low income sites are located in the highest resource TCAC opportunity areas in Amador City, Ione, Jackson, Sutter Creek, and unincorporated Amador County. However, in Plymouth, the very low/low income opportunity sites are located in the high resource area but no very low/low income sites are located in the highest resource opportunity area. Moderate and above moderate income sites are distributed throughout the low, moderate, high, and highest resource areas throughout the County with no discernible concentrations in any of the resource levels for the opportunity areas.

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4. DISPLACEMENT RISK
As shown in Figure V-34, the County and the cities do not include any areas identified as vulnerable to displacement. While there are vulnerable communities along the I-5 and Highway 99 corridors in Sacramento and San Joaquin Counties to the west, there are no areas identified as vulnerable to displacement that are adjacent or proximate to Amador County.

While there are no vulnerable communities in Amador County, factors that may lead to displacement are examined below to identify potential displacement risks.

As shown in Figures V-35 and V-36, renter households with the highest rates of overpayment are located in the eastern portion of the County south of State Route 88 and from Sutter Creek to the Jackson area west of State Route 49. Very low and low income housing sites are designated in these areas of overpayment to increase opportunities for affordable housing and to reduce the cost burden and associated displacement risk to renter households.

As shown in Figure V-39, the rates of overcrowding and severe overcrowding are consistent throughout the County. However, as previously described, the unincorporated County and cities of Plymouth and Sutter Creek have higher rates of overcrowding than the cities of Amador City, Ione, and Jackson. All jurisdictions in the County will meet their RHNA and provide adequate sites to accommodate all income levels. Further, Program 9 encourages affordable housing developments that meet special housing needs, which include units for large families.

Figures V-20 and V-21 show the sites to meet the very low and low income RHNA in relation to household median income, by census tract. Patterns of moderately segregated economic wealth, as indicated by median household income, do exist in Amador County. These patterns are largely a result of the County’s development pattern, with the unincorporated, more rural areas of Amador County representing the largest areas with lower income levels. As shown in Figures V-20 and V-21, a portion of the very low and low income sites are located in areas where household incomes are low, thereby promoting new opportunities for more affordable housing choices for existing lower-income households in the communities where they already live. However, there are also very low and low income sites identified for areas in the County with higher income levels, which increases access to these areas by lower income households and promotes a variety of income levels through the cities and County.

There is the potential for economic displacement because of new moderate and above moderate development and investment within areas with lower median household income. This “knock-on” effect can occur at any time, and it can be challenging for the County to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing units available in the marketplace. As previously noted, the Countywide jurisdictions appreciate the possibility that displacement might occur in the future and has developed Program 13 to reduce the potential for displacement through assisting lower income renters and homeowners with receiving access to services, programs, and housing and through ensuring that fair and just rental practices are promoted throughout the County.

5. FINDINGS

1. Amador County and the Cities of Amador City, Ione, Jackson, and Sutter Creek have identified sites for very low/low, moderate, and above moderate income households in a manner that affirmatively furthers fair housing, through increasing access to opportunities and distributing housing opportunities in a fair and equitable manner. As discussed above, the jurisdictions have identified sites for housing that would avoid segregation, and provide for integration, of households based on race/ethnicity, disability, familial status, age (seniors), or income. The only exceptions to this finding are limited opportunities for households in high median income areas in Plymouth and in the Pine Grove area of unincorporated Amador County. To address this, Program 3 ensures the County and the City of Plymouth each review the upper income areas in their jurisdictions to designate additional sites for very low and low income housing to increase access for all households to these areas.

2. There are no R/ECAPs or RCAAs in Amador County and the distribution of the sites would not result in any R/ECAPs or RCAAs in Amador County nor affect R/ECAPs in adjoining counties.

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3. The sites designated for very low/low, moderate, and above moderate income in Amador County and the Cities of Amador City, Ione, Jackson, and Sutter Creek would increase access to opportunity in the highest and high resource areas throughout the County and would increase access to areas with more positive economic, educational, and environmental outcomes and would not place a disproportionate amount of very low/low housing in areas with less positive outcomes. In the City of Plymouth, there are no very low/low income sites located in the portion of the City designated highest resource with more positive economic, educational, and environmental outcomes. Program 3 ensures the City of Plymouth will accommodate at least 50% of its very low and low income RHNA in its area designated as highest resource as well as the more positive environmental, education, and economic outcomes to identify opportunities to designate additional sites for very low and low income housing to increase access for all households to these areas. Program 13 addresses targeting special needs housing throughout the County and cities with an emphasis on higher opportunity areas and areas of concentrated poverty. Program 13 also includes measures to improve and enhance opportunities in lower opportunity areas, improving overall conditions as well as focused areas (economic, education, transportation, and environmental) for the residents of such areas.

4. There are no areas identified as vulnerable to displacement in or proximate to Amador County and, thus, the inventory of sites for each jurisdiction would not have an effect on sensitive communities that are vulnerable to displacement.

Further examination of sites in association with factors that may lead to displacement, such as overpayment, overcrowding, income levels, and investment in communities did not identify any geographic locations of vulnerability that would be influenced by the sites identified to accommodate the RHNA. By promoting housing opportunities at all levels throughout the County, the increased housing choice will assist residents who are at risk of displacement.

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "SensitiveCommunities_UrbanDisplacementProject_Tract." Map date: August 17, 2023.

FIGURE V-34: SENSITIVE COMMUNITIES - COUNTYWIDE
0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Sensitive Communities
Vulnerable
Other

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19." Map date: August 17, 2023.

FIGURE V-35: COST-BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Percent of Renter Households for
whom Gross Rent (Contract Rent
Plus Tenant-Paid Utilities) is 30% or
More of Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19."
Map date: August 17, 2023.

FIGURE V-36: COST-BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT 0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Percent of Renter Households for
whom Gross Rent (Contract Rent
Plus Tenant-Paid Utilities) is 30% or
More of Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R C O U N T Y

T U O L U M N E

C O U N T Y
88 4
12 49
193
26 51
160
65 16
104
88 88
89 4
4 12
108
49 124
49 99
99 26
80 5
50 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19." Map date: August 17, 2023.

FIGURE V-37: COST-BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT - COUNTYWIDE 0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30% or More of Household
Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
104
88 124
Ione
16 49
Plymouth
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19."
Map date: August 17, 2023.

FIGURE V-38: COST-BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT 0 ½ 1
Miles
±
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30% or More of Household
Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%

A L P I N E

C O U N T Y

A M A D O R C O U N T Y

C A L A V E R A S

C O U N T Y

E L D O R A D O

C O U N T Y

P L A C E R

C O U N T Y

S A C R A M E N T O

C O U N T Y

S A N J O A Q U I N

C O U N T Y

S T A N I S L A U S

C O U N T Y

S U T T E R

C O U N T Y

T U O L U M N E

C O U N T Y
308.10
308.08
308.09

1.22 5.04

1.21 5.01
308.04
309.01
310
312
313.01
314.02
315.02
315.04
307.01
308.03
305.04
305.05
307.09
308.07
318 307.06
307.10
319
320
317

1.02 3.03

1.01 3.04
304.02
314.05
314.06
100

2.10 2.20
4 1.20
3 309.02
313.02
314.04
311
307.04
305.02
306.01
306.02
315.03
308.01
306.03
2 5

4.01 3.01

4.02 5.03
88 4
49 193
26 4
51 160
65 16
104
88 88
89 4
12 108
88 49
124
49 99
26 80
5 50
50 Amador City
Ione Sutter Creek
Plymouth
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "OvercrowdedHouseholds_Tract," and "OvercrowdedHouseholds_Severe_Tract." Map date: August 17, 2023.

FIGURE V-39: OVERCROWDED HOUSEHOLDS - COUNTYWIDE
0 ±1 2
Miles
Legend
Opportunity Sites
VL/L - Very Low/Low
Projects
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Vacant Sites
VL/L - Very Low/Low
M - Moderate
AM - Above Moderate
Incorporated Cities
County Boundary
Severely Overcrowded Households
by Census Tract
< 5%
5 - 20%
20 - 35%
35 - 65%
> 65%
Overcrowded Households by
Census Tract
< 8.2% (Statewide Average)

8.2 - 12%
12 - 15%
15 - 20%
> 20%
No Data
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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E. ASSESSMENT OF CONTRIBUTING FACTORS TO FAIR HOUSING
ISSUES
Based on the analysis included in this Background Report and the AI, Amador County and the Cities of Amador City, Ione, Plymouth, Jackson, and Sutter Creek have identified potential contributing factors to fair housing issues and outlined the meaningful actions to be taken in Table V-6. The meaningful actions listed in Table V-6 relate to the programs identified in the Housing Plan.

As identified in this assessment, the greatest barrier to fair housing and equal access to opportunity is the supply of a variety of housing types at affordable prices, including affordable housing for special needs groups. Most of the contributing factors identified stem from a common issue of limited options and supply. However, it appears that existing utility infrastructure may pose the biggest barrier to the production of a variety of housing types, particularly for the cities and communities served by Amador Water Agency which has indicated constraints with its infrastructure.

Therefore, the Countywide jurisdictions have identified the following priorities to affirmatively further fair housing: 1) availability of affordable housing, 2) expanding infrastructure in moderate/high/highest resource areas, 3) improving services and infrastructure to ensure access to housing opportunities throughout the County, and 4) combating discriminatory practices through education as priorities to further fair housing as the primary approaches to increase fair housing opportunities, increase access and diversity within higher opportunity areas, and to ensure that fair housing practices are understood, encouraged, and followed. Section F below identifies measures the County and each City will take to address factors contributing to fair housing issues and to address fair housing priorities.

Table V-6: Fair Housing Issues and Contributing Factors Fair Housing Issue Contributing Factors Priority Meaningful Action Fair Housing Resources,
including Enforcement and
Outreach, and Reported Levels of
Discrimination
● Lack of outreach and education to
inform persons of their housing
rights under State and Federal
Law, including limited regional
coordination to ensure consistent
information is available throughout
the County;
● Lack of known service providers or
entities to assist residents and
interested parties in filing a fair
housing complaint in order to
address discriminatory or unfair
housing practices;
● Low availability of information
regarding resources for renters
and homeowners, particularly for
lower income households
● Lack of training of property
managers, lenders, and landlords
regarding fair housing practices
and communications with
homebuyers and renters
High ● Program 1
● Program 12
● Program 13
Housing Mobility and Lack of
Access to Affordable Housing and
● No existing sites for very low/low
income housing in 1 Highest
High ● Program 3
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Opportunity Areas, including
highest resources and areas with
higher incomes
Resource/high income area in
Plymouth and in high income area
(Pine Grove area north of State
Route 88) in Amador County
● Lack of high quality transit areas to
improve access to economic and
educational opportunities
● Many single family subdivisions –
need for affordable opportunities
within single family subdivisions
● Concentrations of persons with a
disability, seniors, and femaleheaded households with children in low opportunity areas
● Need for adequate
water/wastewater infrastructure to
accommodate affordable and
special needs housing in
highest/high resource areas, areas
with more positive outcomes, and
areas with higher median incomes
● Program 4
● Program 6
● Program 9
● Program 13
● Program 14
● Program 16
● Program 17
Disproportionate Housing Needs,
including Overpayment and
Substandard Housing
● Limited assisted affordable
housing stock to ensure long-term
housing that is affordable to
extremely low, very low, and low
income households in each of the
cities, particularly Amador City,
Plymouth, and Sutter Creek which
have no assisted projects, and the
unincorporated communities
● On-going need for affordable
housing options
● Low vacancy rates for existing
affordable housing options,
including rental housing and
housing that is accessible to the
general population;
● Limited availability of housing
assistance programs and limited to
no ability for residents to receive
assistance with Housing Choice
Vouchers through StanCoHA;
● Need for assistance with monthly
housing costs
● Lack of local information regarding
available housing rehabilitation,
emergency repair, and
weatherization programs
Medium ● Program 3
● Program 4
● Program 5B
● Program 8
● Program 9
● Program 13
● Program 14
● Program 16
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Displacement Risk ● Displacement of residents due to
economic pressures
● Displacement of residents due to
disaster
Medium/ Low ● Program 3
● Program 4
● Program 10
● Program 11
● Program 13
● Program 14
● Program 17
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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VI. EVALUATION OF THE 2014–2019 HOUSING ELEMENTS
A. INTRODUCTION
California Government Code 65588(a) requires each jurisdiction to evaluate the effectiveness of the existing Housing Element, the appropriateness of the goals, objectives, and policies, and the progress in implementing the programs over the planning period of the Housing Element. This chapter contains a review of the programs of the previous Housing Element and evaluates the degree to which these programs have been implemented during the previous planning period. This section also includes a detailed review of the County’s progress toward facilitating the production of its share of the regional housing need. The findings from this evaluation have been instrumental in determining the Countywide 2021 – 2029 Housing Plan.

B. SUMMARY OF ACHIEVEMENTS
The 2014-2019 Housing Element program strategy focused on identifying and providing adequate sites to achieve a variety and diversity of housing, conserving and improving the existing affordable housing stock, facilitating the development of new affordable housing in the County and each jurisdiction, and addressing and removing any identified governmental/regulatory constraints to promote equal housing opportunities for all County residents. The 2014-2019 Housing Element identified the following goals:

Goal H-1 Land Inventory. Provide adequate sites to encourage provision of affordable housing.

Goal H-2 Affordable and Special Needs Housing. Provide support for affordable and special-needs housing in Amador County.

Goal H-3 Housing Stock, Energy Use and Natural Resources. Support the conservation and rehabilitation of the existing housing stock and promote the reduction of energy use and the conservation of natural resources in the development of housing.

Goal H-4 Inclusive Housing and Living Environment. Provide decent housing and quality living environment for Amador County residents, regardless of age, race, religion, sex, marital status, ancestry, national origin, color, disability, or economic level.

Goal H-5 Housing Production Constraints. Reduce 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.

Since the adoption of the last Housing Element update, and at the outset of the 5th Cycle Planning Period, Amador County and the Cities of Ione, Jackson, Plymouth, and Sutter Creek implemented a number of actions to plan for, accommodate, and facilitate the construction of affordable housing:

Amador County updated its Zoning Code to encourage farmworker housing consistent with the Health and Safety Code, adopted an Accessory Dwelling Unit (ADU) Ordinance, adopted the PG&E Weatherization and Money Saver Programs, completed Housing and Community Development (HCD) Annual Progress Reports, and implemented department-level actions such as designation of affordable apartment complexes to receive funding and the retention of a code enforcement officer position.

The City of Amador City updated its Municipal Code to regulate short-term rentals and updated its Design Review requirements to establish objective standards.

The City of Ione updated its Zoning Code to address ADU, SB 9, low barrier navigation center, and other laws that provide for a variety of housing types, continue to support the PG&E Weatherization Program, completed HCD Annual Progress Reports, AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 190
and implemented department-level actions, including providing predevelopment assistance as an incentive for affordable and special needs housing projects.

The City of Jackson updated its Zoning Code to address ADU laws and planned developments, adopted an ADU Ordinance, completed a Development Fee Schedule and Planning Fee Schedule update, coordinated with Amador Tuolumne Community Action Agency (ATCAA) and Permanent Local Housing Allocation Program (PHLA) to develop a transitional housing facility, adopted the PG&E Weatherization Program, completed HCD Annual Progress Reports, and implemented department-level actions such as updating the City website to include Fair Housing Laws, revising Planning Department procedures, waiving of development fees, and execution of development agreements.

The City of Plymouth updated its Zoning Code, adopted a Subdivision Ordinance, completed a Fee Schedule update, adopted the PG&E Weatherization Program, and completed HCD Annual Progress Reports.

The City of Sutter Creek updated and adopted their General Plan and updated zoning map, collaborated with PG&E to implement an Energy Efficient Lighting Program, adopted the PG&E Weatherization Program, completed HCD Annual Progress Reports, and updated the City’s website to include Fair Housing Laws.

Table VI-1 identifies Amador County, the City of Amador, the City of Ione, the City of Jackson, the City of Plymouth, and the City of Sutter Creek’s 2014-2019 RHNA, all residential units that were constructed or permitted during this period, and the capacity of the jurisdiction’s inventory of residential sites in accommodating the County’s allocation. As shown in Table VI-1, the SACOG RHNA for the 2014-2019 planning period was 100 units.

As shown in Table VI-1, 391 housing units were constructed during the planning period. Of these 391, 1 was affordable to very-low-income households, 7 were affordable to low-income households (6 non-deed restricted and 1 deed-restricted), and 0 were affordable to moderate- income and above moderate-income households. Housing development in Amador County has been relatively consistent compared to the 4th cycle, with the County and cities developing 358 units in the 4th cycle compared to 391 units during the 5th cycle.

Table VI-1. Regional Housing Needs Allocation (RHNA) 2014-2019 – Countywide Allocation Very Low Low Moderate Above
Moderate TOTAL
Countywide RHNA Allocation – 2014-2019
Amador County
Amador County 2014-2019 RHNA 10 7 9 23 49
Total Constructed 1 6 non-deed restricted
1 deed-restricted 48 38 94
Remaining Need 9 0 39 15 9
Amador City
Amador City 2014-2019 RHNA 1 1 0 0 2
Total Constructed 0 0 0 0 0
Remaining Need 1 1 0 0 2
City of Ione
Ione 2014-2019 RHNA 3 3 3 7 16
Total Constructed 0 0 86 75 161
Remaining Need 3 3 0 0 6
City of Jackson
Jackson 2014-2019 RHNA 4 3 4 8 19
Total Constructed 0 0 43 41 64
Remaining Need 4 3 0 0 7
City of Plymouth
Plymouth 2014-2019 RHNA 1 1 1 1 4
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 191
Total Constructed 0 0 0 34 34
Remaining Need 1 1 1 0 3
City of Sutter Creek
RHNA 2 2 2 4 10
Total Constructed 0 0 20 18 38
Remaining Need 2 2 0 0 4
Source: Amador County, 2019 Annual Element Progress Report; City of Ione, 2019 Annual Element Progress Report; City of Jackson, 2015-2019 Annual Element Progress Reports; City of Plymouth, 2020 Annual Element Progress Report; City of Sutter Creek, 2020 Annual Element Progress Report; City of Plymouth 2018- 2019 APR Data from HCD Dashboard
During the planning period, the jurisdictions within Amador County worked with the Amador Water Agency, the ATCAA, other public agencies, non-profits, and the private development community to assist the production of affordable housing. The jurisdictions also supported local developers by creating processes to facilitate the entitlement and processing affordable homes, conducted public outreach to publicize opportunities and resources to support Amador County housing needs, promoted second unit dwellings, and partnered with PG&E to promote energy savings programs. The following Housing Element programs were also implemented:
● Housing Choice Voucher Program (formerly Section 8) (through Stanislaus County Housing Authority) ● Infill Development Program
● Affordable Housing Development Program
● Large Family Housing Program
● Senior Housing Program
● Child Care Program
● Energy Action Plan
● PG&E’s Weatherization Program
The jurisdictions within Amador County also created staff positions to assist with code enforcement, encouraged farmworker housing consistent with the Health and Safety Code, reviewed the Building Code and adopted revisions, maintained at-risk units, and pursued funding from State and Federal Programs to obtain grants. Zoning Code updates included incentives for affordable infill housing, compliance with SB2 requirements, removal of affordable housing constraints, adoption of a reasonable accommodation procedure for housing, increase and bonus of densities, redesignation of zoning, removal of parking constraints, revision of application processing procedures, reduction of parking requirements, and inclusionary affordable housing.

While units restricted to households with special needs were not developed during the reporting period, Countywide programs to assist the homeless population, including households at-risk of homelessness, included a feasibility study to identify potential sites for affordable housing that would include units to benefit homeless persons, subsidized units affordable to lower income households continued to provide affordable housing opportunities that benefit seniors (86 units) and 258 units that provide opportunities for a variety of household types, including persons with a disability, farmworkers, single female heads of household with children, and persons at-risk of homelessness. Market rate development in all jurisdictions, except Amador City which did not include new units, included for-sale units sized to accommodate large households. It is noted that the jurisdictions have not tracked units specifically for special needs households; the Housing Plan includes a program to address this need and the cumulative effect of the 6th Cycle Housing Element on needs for lower income households.

C. APPROPRIATENESS AND EFFECTIVENESS OF THE 2014 – 2019

HOUSING ELEMENT
The County of Amador, City of Ione, City of Jackson, City of Plymouth, and City of Sutter Creek all have housing programs that have been relatively effective in removing potential constraints to affordable housing, increasing coordination among County and City departments, agencies, and providers to plan for affordable housing, including providing financial assistance, AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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and addressing programs and services necessary to meet the housing needs of residents within the geographical area of Amador County, property owners, and other affected parties.

Since the adoption of the 5th Cycle Housing Elements, the County of Amador, City of Ione, City of Jackson, City of Plymouth, and City of Sutter Creek have implemented a number of programs that have helped to achieve the goals, objectives and policies of the 2014-2019 Housing Elements, which are described in detail in Table VI-32. It is noted that Amador City did not adopt a 5th Cycle Housing Element and continued to process building permits consistent with State law and the City Code during the 5th Cycle. Table VI-32 also refers to new programs in the 2021-2029 Housing Elements, including programs that were modified, consolidated into new programs or omitted because they were implemented, redundant to other programs, or determined ineffective. The 6th Cycle Housing Element Plan includes the complete set of the new and/or revised programs for the 2021-2029 Housing Cycle.

The overarching goals and policies of the 2014-2019 Housing Element will continue to be instrumental in accommodating housing goals, including preservation of affordable units, rehabilitation of existing housing, and development of a variety of housing types at a range of affordability levels. While the majority of goals, policies, and programs included in the 2014-2019 Housing Elements continue to be appropriate to address housing needs, the Housing Plan will be updated to provide clearer guidance, remove redundancies, and provide more specific direction to encourage affordable and special needs housing and to increase the effectiveness of the Housing Plan. The Housing Plan will also be updated to streamline programs so that they are easier for Staff to implement and to include a matrix of programs that include timing and objectives to make it easier to identify the applicability and outcomes of each program. The intent of these programs will be kept in the Housing Plan, with revisions to address identified specific housing needs, constraints, or other concerns identified in this update.

The County of Amador, City of Ione, City of Jackson, City of Plymouth, and City of Sutter Creek have all coordinated with other state and federal agencies, provided support to affordable housing projects, and supported their local jurisdictions with public outreach to share housing opportunities and resources.

Additional new extremely low, very-low, and low-income housing and special needs housing development occurred minimally due primarily to a lack of available local and State funds to encourage or incentivize the development of such housing. State and federal funds for lower income housing are also very limited and extremely competitive to receive. Amador County and the Cities within Amador County will work with affordable housing developers to facilitate new affordable housing development as it is proposed. Each jurisdiction will continue to work with affordable housing developers to identify potential projects on land designated for very low- and low-income development, as well as agricultural sites appropriate for agricultural or other employee housing opportunities.

Table VI-2 evaluates the cumulative effectiveness of housing programs that address special needs populations by population type at the Countywide level and, where applicable, for the individual jurisdictions and describes additional measures to be taken to improve effectiveness of programs for the 6th Cycle. While some programs were implemented and effective, others were not, due primarily to lack of funding and staff resources as well as interest from the affordable development community.

Many of the 5th Cycle programs did not include regular implementation actions to promote special needs housing or to raise awareness of available programs and incentives. The 6th Cycle Housing Plan provides specific steps, more specific timelines, and specific objectives to promote special needs housing in order to improve effectiveness of the Housing Plan during the 5th Cycle. There were many Countywide programs identified for the 5th Cycle, but no established working group or other entity to implement these programs at the Countywide level which resulted in many programs for the 5th Cycle falling between the cracks with no entity responsible for implementation. It is anticipated that establishing the Countywide Housing Working Group will be of significant assistance to jurisdictions during the 6th Cycle, as it will provide an opportunity for jurisdictions to coordinate on similar efforts and reduce the need for each jurisdiction to develop materials, identify stakeholders, and perform tasks individually but will allow for efficient use of shared resources.

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Table VI-2: Housing Program Effectiveness by Population Type Population
Served Housing Program 5th Cycle Cumulative Effectiveness Seniors Senior Units
Countywide Program H-2.1: Coordinate with non-profit developers that specialize in housing for special needs groups.

While several individual jurisdictions worked to address special needs, this program was not implemented on a Countywide basis due to lack of a designated entity at the Countywide level and limited staff resources.

City of Ione Program H-8: Density Bonus Senior Housing Program Partially implemented and ongoing. The City offers incentives for affordable senior housing projects, but has not had any interest during the planning period.

Cumulative Units: 46 market-rate single family units were produced in Jackson for seniors 55 years and older and 2 elderly residential care homes (Argonaut Care Home 2 and Argonaut Care Home 3 were licensed in 2023, providing 12 beds for seniors that need assistance with daily living activities. No senior housing was identified in other jurisdictions in the County.

Actions to Improve Effectiveness: During the 6th Cycle, the County and each jurisdiction will proactively reach out to senior housing developers and service providers to encourage interest in providing housing and housing-related services to senior households. Incentives available for senior housing will be identified. Outreach will also be provided to ensure senor households are aware of available housing rehabilitation and emergency repair programs to assist with maintaining existing housing. Additional residential care facility development will be encouraged by highlighting that small residential care facilities are treated the same as a residential unit Persons with
Disabilities
Countywide Program H-2.1: Coordinate with non-profit developers that specialize in housing for special needs groups.

While several individual jurisdictions worked to address special needs, this program was not implemented on a Countywide basis due to lack of a designated entity at the Countywide level and limited staff resources.

Amador County Program H-12: Adopt a Reasonable Accommodation Procedure for Housing Partially implemented. While the County has made an ongoing effort to update the Zoning Code, the current Zoning Code does not have an adopted reasonable accommodation procedure for housing.

Amador City Program H-11: Facilitation of Accessible Housing The City shall require a minimum of 10% of units in any multi-family projects of 4+ units to be accessible, and to encourage accessibility in smaller projects. All newly constructed second units will be required to be accessible if slope is not a constraint. The City shall also make information available on methods to make new construction include disability access through simple methods to those applying to building single- or multi-family housing. No new projects were proposed during the 5th Cycle that triggered this requirement.

City of Jackson Program H-12: Reasonable Accommodations Zoning Code Update Implemented. The City’s Development Code was updated in February 2014 to address reasonable housing accommodations for persons with disabilities.

City of Sutter Creek Program H-7: Reasonable Accommodations Zoning Code Update Partially implemented and ongoing. The City has implemented this program through adoption of City Code Section

18.58 “Accommodation of Persons with Disabilities.” No further amendment to the City Code was made in regard to SB 520. Updates to the Code are still outstanding. A brochure on reasonable accommodation for disabled persons has not yet been created or provided on the City’s website.

Cumulative Units: Housing for persons with a disability was created in Ione, Jackson, Sutter Creek, and the unincorporated County during the 5th Cycle through the licensing of residential care homes, including homes that serve adults (18-59) and elderly. In Ione, two adult care homes were licensed (Angelo’s Care Home – 4 beds AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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and Poppy Lane Care Home – 4 beds), providing a total of 8 beds. In the unincorporated County, 8 beds were created including Good Days (4 beds near Sutter Creek) and Sunridge Place (4 beds, Pine Grove).

One adult residential care home was licensed in Sutter Creek (Rhoades Care Home). In addition, the elderly residential care facilities (12 beds in Jackson) created new opportunities for seniors with a disability or other condition requiring assistance with daily living activities.

Actions to Improve Effectiveness: During the 6th Cycle, the County and each jurisdiction will proactively reach out to housing developers and service providers for persons with a disability to encourage interest in providing housing accessible to and serving persons with a disability and housing-related services. Incentives available for housing serving persons with a disability will be identified. Additional residential care facility development, including for youth, adults, and seniors, will be encouraged by identifying. Each jurisdiction’s reasonable accommodation program will be promoted to encourage increased accessibility of new and existing housing.

Large Households Countywide Program H-2.1: Coordinate with non-profit developers that specialize in housing for special needs groups.

While several individual jurisdictions worked to address special needs, this program was not implemented on a Countywide basis due to lack of a designated entity at the Countywide level and limited staff resources.

City of Ione Program H-7: Large Family Housing Program
Partially implemented. The City offers incentives to rental projects for large families, but has not had any applications for rental housing. Staff assisted a potential multifamily rental project by offering pre-application review of the project to assist the developer with identifying the requirements of the City's Zoning Code and the General Plan.

City of Jackson Program H-12: Large Family Housing Incentives and Development Standards Partially implemented and ongoing. While the City is amenable to the implementation of large family housing, the City has not been able to provide large family incentives due to limitations on staff resources.

Cumulative Units: Each jurisdiction permitted single family homes, including units with 3 or more bedrooms, appropriate for large households. A Zillow search of units built and sold from 2015 through 2021 identified 212 units with 3 bedrooms or more out of a total of 226 units with recent sales data available. The majority of these units were located in Ione (150 3-bedroom units /151 total units), 26 3-bedroom units out of 33 total units located in Jackson, 1 3-bedroom unit in Sutter Creek none in Plymouth, or Amador City, and 35 3-bedroom units out of 41 units in the unincorporated County. No data was available for structures with 2 or more units. These trends indicate that the majority of units produced during the 5th Cycle were sized to accommodate large households.

However, no large affordable or multifamily units were documented for any of the jurisdictions during the 5th Cycle.

Actions to Improve Effectiveness: During the 6th Cycle, the County and each jurisdiction will proactively reach out to housing developers to encourage additional rental and affordable units serving large households. Incentives and financial resources available for the development and rehabilitation of housing serving persons large households will be identified.

Female-headed
Households
Countywide Program H-2.1: Coordinate with non-profit developers that specialize in housing for special needs groups.

While several individual jurisdictions worked to address special needs, this program was not implemented on a Countywide basis due to lack of a designated entity at the Countywide level and limited staff resources.

Countywide Program H-2.3: Work with the Amador-Tuolumne Community Action Agency (ATCAA) to find suitable sites for transitional, supportive, and female heads of households housing.

Implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have made various levels of progress with ATCAA with a Countywide effort to identify sites resulting in the identification of 4 potential sites and selection of 1 site as a priority site for housing. Additionally:

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Amador County initiated a Countywide effort to identify suitable sites to assist persons at-risk or experiencing homelessness, including female heads of household. In 2020, the NPLH Housing Site Feasibility Study was prepared, which evaluated four potential sites for permanent supportive housing. The study evaluated 3 sites in Martell and 1 in Ione. The study concluded that the Wicklow site in Martell should be prioritized for NPLH-funded affordable housing due to the County’s ownership of the site, the flexibility to determine appropriate parcel size through planning for the larger Wicklow Way subdivision, the proximity to local amenities, and substantial benefit to the community.

The City of Jackson worked with ATCAA to site a new transitional housing facility. The City is also working with the County of Amador to apply for PHLA grant funds for transitional housing.

Ione has not had interest from developers regarding transitional or other special housing needs and therefore has not implemented this program separately from the Countywide effort to identify suitable sites for permanent supportive housing.

Neither the Cities of Plymouth or Sutter Creek implemented this program separately from the Countywide effort.

Cumulative Units: No units were developed specifically for female-headed households with children or with amenities/services oriented toward such households. Each jurisdiction permitted single family homes, including units with 3 or more bedrooms, appropriate for female-headed households with children as described under “Large Households”.

Actions to Improve Effectiveness: During the 6th Cycle, the County and each jurisdiction will proactively reach out to housing developers to encourage additional rental and affordable units serving households with children, including female-headed households. Incentives and financial resources available for the development and rehabilitation of market rate and affordable housing, particularly housing with on-site amenities for children and support for single heads of household, will be identified.

Farmworkers Countywide Program H-2.1: Coordinate with non-profit developers that specialize in housing for special needs groups.

While several individual jurisdictions worked to address special needs, this program was not implemented on a Countywide basis due to lack of a designated entity at the Countywide level and limited staff resources.

Amador County Program H-9: Encourage Farmworker Housing Consistent with the Health and Safety Code Implemented. Amador County has amended the Zoning Code to encourage farmworker housing consistent with the Health and Safety Code.

Cumulative Units: No housing was developed for farmworkers or with services/amenities oriented toward farmworkers.

Actions to Improve Effectiveness: While individual jurisdictions will work to encourage farmworker housing, the jurisdictions will also work together to identify opportunities for a County-serving farmworker housing center to provide both permanent and seasonal housing to support the County’s farmworker housing population.

Homeless Countywide Program H-2.1: Coordinate with non-profit developers that specialize in housing for special needs groups.

While several individual jurisdictions worked to address special needs, this program was not implemented on a Countywide basis due to lack of a designated entity at the Countywide level and limited staff resources.

Countywide Program H-2.3: Work with the Amador-Tuolumne Community Action Agency (ATCAA) to find suitable sites for transitional, supportive, and female heads of households housing.

Implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have made various levels of progress with ATCAA with a Countywide effort to identify sites resulting in the identification of 4 potential sites and selection of 1 site as a priority site for housing. Additionally:

The City of Jackson worked with ATCAA to site a new transitional housing facility. The City is also working with the County of Amador to apply for PHLA grant funds for transitional housing.

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Ione has not had interest from developers regarding transitional or other special housing needs and therefore has not implemented this program separately from the Countywide effort to identify suitable sites for permanent supportive housing.

Neither the Cities of Plymouth or Sutter Creek implemented this program separately from the Countywide effort.

Amador County Program H-10: Amend the Zoning Code to comply with SB2 requirements (allow transitional and supportive housing in all zones that allow for residential housing subject to the same restrictions that apply to other residential dwellings of the same type in the same zone).

Partially implemented and ongoing. While the County has made an ongoing effort to update the Zoning Code to comply with SB2 requirements, the current Code currently only allows emergency shelters and transitional/supportive housing in the C-1 zone.

Amador City Program H-10: Facilitation of Transitional Housing Not implemented. The City has not been able to accommodate transitional housing and other facilities in appropriate locations under the City’s conditional use permit process.

City of Sutter Creek Program H-8: General Plan and Zoning Ordinance Transitional and Supportive Housing Update Implemented and ongoing. The City’s Zoning Ordinance was updated to allow transitional housing in 2008. Ordinance 330 was created to allow transitional housing in the R4 zone and additional Zoning Code updates are still required to allow transitional and supportive housing in the R-3 zone.

Cumulative Units: The City of Jackson worked to site a new transitional housing facility and Amador County identified a site for housing to serve the homeless population. As described above, constraints to housing to serve the homeless populations were removed by multiple jurisdictions during the 6th Cycle.

Actions to Improve Effectiveness: While individual jurisdictions will work to encourage farmworker housing, the regional Continuum of Care continues to be the designated entity to administer funds for housing and services for the homeless population. Each jurisdiction will work with the CoC to identify interest in developing sites designated to accommodate emergency shelters on a by-right basis and to identify available funding, both through the CoC and through additional State and Federal resources.

The Housing Plan included in this 2021-2029 Housing Element includes modifications to make programs more effective, clarifications of objectives, minimizes constraints to affordable and special needs housing, strengthens outreach programs to provide additional information to affordable housing developers, and ensures that the programs are implementable. The Housing Plan provided within the Housing Element includes policies to document goals and programs, and includes a more robust approach to addressing senior, farmworker, disabled, and other special needs groups.

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Table VI-3: Description of Achievements from Previous 2014 – 2019 Housing Element Action Accomplishments / Status
GOAL H-1: Provide adequate sites to encourage provision of affordable housing.

Program H-1.1:To ensure that there is a sufficient supply of multi-family- and single- familyzoned land to meet the regional housing needs allocation (RHNA), the County and the cities of Ione, Jackson, Plymouth, and Sutter Creek will annually review their land inventory. Each jurisdiction will consider single-family-zoned, vacant infill lots for potential reuse and additional development of affordable second units, multi-family dwellings, and special needs housing. Time Frame: Annually Accomplishments: Implemented and ongoing. Each jurisdiction (Amador County and the cities of Ione, Jackson, Plymouth, and Sutter Creek) reviewed its land inventory annually and determined it had adequate sites to accommodate the 5th Cycle RHNA, including single family and multifamily uses. As discussed below, the City of Plymouth rezoned land to ensure multifamily opportunities to accommodate the very low- and low-income portion of its 5th Cycle RHNA.

Status:  Keep  Modify  Remove
This program has assisted each jurisdiction to ensure adequate land for single-family and multi-family housing and will be kept in the 6th Cycle Housing Element.

Program H-1.2:The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek will consider jointly pursuing funding through various state and federal programs or apply individually. The jurisdictions will consider jointly pursing funding on an annual basis or pursue funding individual by submitting grant applications depending on the availability of funding. Local, state, and federal programs include: ● BEGIN (federal) ● CalHome Program (federal) ● Community Development Block Grant (federal) ● Multifamily Housing Program (federal) ● Section 8 (federal) ● State Homeownership Program (state) ● Residential Energy Conservation (state) ● Community Reinvestment Act (federal) ● Mortgage Credit Certificate ● Non-Profit Housing Development Corporation Accomplishments: Partially implemented and ongoing. Each jurisdiction (Amador County and the cities of Ione, Jackson, Plymouth, and Sutter Creek) is working on jointly and individually pursuing funding through various state and federal programs. Status:  Keep  Modify  Remove This program continues to be appropriate in securing affordable housing funding and will be modified in the 6th Cycle Housing Element to include more specific objectives regarding inter-jurisdictional coordination, commitment to applying for funding, and a specific timeline for implementation.

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Time Frame: Annually, and as NOFAs are released Program H-1.3: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek should promote the development of second unit dwellings by publicizing information at City Halls, the County Administration Center, and posting information on the each jurisdiction’s website. Each jurisdiction should provide information regarding permit requirements, changes in State law, and benefits of second unit dwellings to property owners and the community. Time Frame: Review and update annually Accomplishments: Partially implemented and ongoing. Amador County and the cities of Ione, Jackson, Plymouth, and Sutter Creek are promoting the development of second unit dwellings. Additionally: Amador County: The County approved an Accessory Dwelling Unit Ordinance in April 2022. Ione: The Draft Focus Zoning Code Update was completed in 2021. Provisions for Accessory Dwelling Units and Junior Accessory Dwelling Units were revised to address State law.

Jackson: The Planning Department proposed new accessory dwelling regulations to promote secondary units. The City Council approved the ordinance update in February 2019. The Building Department is processing ADUs and implementing updates to the Development Code. Plymouth: The City needs to adopt provisions for Accessory Dwelling Units and Junior Accessory Dwelling Units per State law. Sutter Creek: The City’s General Plan and regulations are posted on the City’s website (www.cityofsuttercreek.org) providing applicants with information on second dwelling units. The City provides links on the City website to the “housing and employment information” on the County website. Due to the changing nature of state law, grant funding, and the economy, the Planning staff does not maintain a packet of information that would quickly become outdated but works with each applicant to inform them of the options available for second unit dwellings. No second units were approved during the previous planning period. Status:  Keep  Modify  Remove This program has facilitated many of the jurisdictions to adopt provisions for Accessory Dwelling Units and Junior Dwelling Units per State law and will be modified in the 6th Cycle Housing Element to add a specific timeline for implementation to help remaining jurisdictions do the same.

Program H-1.4: The County and the cities of Ione, Jackson, Plymouth and Sutter Creek shall consider applying jointly or individually to use CDBG funding for the Firsttime Homebuyer Program.

Accomplishments: Partially implemented and ongoing. Amador County and the cities of Ione, Jackson, Plymouth, and Sutter Creek intended to pursue available CDBG funding in the 5th Cycle Housing Element but have not been able to do so due to limitations on staff resources. Status:  Keep  Modify  Remove
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Time Frame: Apply annually This program has not been pursued due to lack of staff resources to apply for CDBG funding for the First-time Homebuyer Program and will be modified in the 6th Cycle Housing Element to require a specific timeline for implementation and provide for coordination between the jurisdictions to take advantage of shared resources.

Program H-1.5:The County and the cities of Ione, Jackson, Plymouth and Sutter Creek will consider developing an Affordable Housing Trust Fund with funds that could be acquired from housing developers and or employers throughout the County. Funds could be collected from housing developers when new residential projects are built or new employers locating in the County when their workplaces are established. Once funds start being collected, the newly established Countywide Housing Committee comprised of a representative from each jurisdiction would develop a priority list for the use of these funds. Funds could be used to build new affordable housing or to rehabilitate existing housing. The jurisdictions would apply for matching funds from the Local Housing Trust Fund Matching Grant Program though the State Housing and Community Development Department (HCD). Time Frame: Consider developing a trust fund by June 2016 Accomplishments: Partially implemented. Amador County and the cities of Ione, Jackson, and Plymouth have not actively pursued available funding due to limitations on staff resources. In Sutter Creek, this program is implemented on a case-by-case basis for major subdivisions. The most recent example of implementation of this program was the approval of the Gold Rush Ranch Specific Plan (GRRSP) in 2010. Public housing benefits provided by the GRRSP are highlighted in Chapter 3 of the Specific Plan including establishment of an affordable housing trust fund for the funding of affordable housing, administered by the City. A Trust Fund or Countywide Housing Committee was not established in 2020. Status:  Keep  Modify  Remove This program has not been pursued in its entirety due to lack of staff resources to developing an Affordable Housing Trust Fund and will be modified in the 6th Cycle Housing Element to require a specific timeline for implementation.

Goal H-2: Provide support for affordable and special-needs housing in Amador County Program H-2.1: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek will consider working together or individually with nonprofits and for-profit housing development corporations specializing in housing for various special needs groups to accommodate housing that meets the needs of these groups. Each jurisdiction will work with nonprofit housing corporations to educate its citizens regarding the necessity of providing the affordable housing needed to support the job growth occurring throughout the County. Specifically, this information will focus on the need to provide affordable housing close to jobs Accomplishments: Partially implemented and ongoing. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have intended to pursue support for affordable and special-needs housing in the 5th Cycle Housing Element but have not been able to do so due to limitations on staff resources. Status:  Keep  Modify  Remove This program has not been pursued in its entirety due to lack of staff resources and will be modified to include specific actions and timing to make the program easier to implement in the 6th Cycle Housing Element.

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in an effort to reduce the traffic and air quality impacts that result from long commutes. Programs will target community opposition to affordable housing projects in an effort to establish positive perceptions. Education will occur through public meetings, presentations to the community, and articles published in the local newspaper. Should the County and the cities successfully receive funding either jointly or individually, each jurisdiction will promote and publicize the availability of funding for loans and grants (when additional CDBG/HOME funds are acquired) through the local media, mailings to property owners in targeted areas, and mailings to local contractors and developers. Time Frame: Annually Program H-2.2: Assembly Bill (AB) 2634 requires the quantification and analysis of existing and projected housing needs of extremely low-income households. To facilitate housing for extremely low-income persons, the County and the cities of Ione, Jackson, Plymouth, and Sutter Creek will prioritize funding and/or offer financial incentives or regulatory concessions to encourage the development or rehabilitation of single-room occupancy units and/or other units affordable to the extremely low-income, such as supportive and multifamily units. Time Frame: December 2015 Accomplishments: Partially implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have not prioritized funding and/or offer financial incentives or regulatory concessions due to limitations on staff resources.

Status:  Keep  Modify  Remove
This program to analyze existing and projected housing needs of extremely low-income households has not been pursued in its entirety due to lack of staff resources and will be modified to address the needs of extremely low-income households in the 6th Cycle Housing Element.

Program H-2.3: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek shall consider working together or individually with the Amador-Tuolumne Community Action Agency (ATCAA) to find suitable sites for transitional, supportive, and female heads of households housing. The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek shall consider working together to host an annual meeting with ATCAA to ensure that opportunities Accomplishments: Implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have made various levels of progress with ATCAA with a Countywide effort to identify sites resulting in the identification of 4 potential sites and selection of 1 site as a priority site for housing: Amador County: Amador County initiated a Countywide effort to identify suitable sites to assist persons at-risk or experiencing homelessness, including female heads of household.

In 2020, the NPLH Housing Site Feasibility Study was prepared, which evaluated four potential sites for permanent supportive housing. The study evaluated 3 sites in Martell and 1 in Ione. The study concluded that the Wicklow site in Martell should be prioritized for AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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for transitional and special needs housing are implemented to the greatest extent possible. Time Frame: Ongoing with annual meetings NPLH-funded affordable housing due to the County’s ownership of the site, the flexibility to determine appropriate parcel size through planning for the larger Wicklow Way subdivision, the proximity to local amenities, and substantial benefit to the community. Ione: Ione has not had interest from developers regarding transitional or other special housing needs and therefore has not implemented this program separately from the Countywide effort to identify suitable sites for permanent supportive housing. Jackson: The City of Jackson worked with ATCAA to site a new transitional housing facility.

The City is also working with the County of Amador to apply for PHLA grant funds for transitional housing. Plymouth: The City did not implement this program separately from the Countywide effort.

Sutter Creek: The City did not implement this program separately from the Countywide effort. Status:  Keep  Modify  Remove This program has been successful in identifying a suitable site for supportive housing within the County. This program will be modified to include specific actions and timing to build on the progress during the 5th Cycle and work to develop the identified site with housing in the 6th Cycle.

Goal H-3: Support the conservation and rehabilitation of the existing housing stock and promote the reduction of energy use and the conservation of natural resources in the development of housing.

Program H-3.1: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek shall consider surveying the conditions of housing stock jointly or individually to determine the number of housing units in need of rehabilitation and replacement. The jurisdictions should consider utilizing the survey results to pursue available funding sources to develop a countywide rehabilitation program (or continue with individual programs). The County and the Cities shall keep in contact with Department of Housing and Community Development for changes which will improve the chances of obtaining funding, including the availability of new programs.

Accomplishments: Partially implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have made various levels of progress with supporting the conservation and rehabilitation of existing housing stock and promoting the reduction of energy use and the conservation of natural resources in housing development: Amador County: Not implemented due to prioritization of other housing efforts during the planning period. Ione: Not implemented due to lack of funding for a citywide housing condition and rehabilitation needs survey. Jackson: Not implemented due to lack of staff resources. Plymouth: Not implemented due to lack of staff resources.

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Time Frame: June 2016 Sutter Creek: Partially Implemented. The City has not developed a rehabilitation program.

The City requires that buildings meet code at the time of ownership change or at the time a building permit is requested. City staff reviews funding for potential programs on an annual basis to determine if the programs are available and if the City has the ability to implement the program.

Status:  Keep  Modify  Remove
This program to survey housing stock to pursue funding for development of rehabilitation projects has not been pursued in its entirety due to lack of staff resources and will be modified to include specific actions and timing to make the program easier to implement in the 6th Cycle Housing Element.

Program H-3.2: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek will enforce the State of California’s Title 24 energy requirements. Title 24 energy requirements define construction standards that promote energy conservation. In addition, each jurisdiction will consider partnering with Amador-Tuolumne Community Action Agency and ACES, Inc. (formerly Amador County Environmental Services) to promote energy conservation. Some measures the County and the cities could undertake jointly or individually to assist in the implementation of the ATCAA program include providing brochures at public counters, providing brochures to senior centers, or applying for funds either jointly or individually to assist homeowners in undertaking weatherization projects in conjunction with government-assisted rehabilitation projects. Time Frame: Ongoing Accomplishments: Implemented and ongoing. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek currently have adopted and enforce the State of California’s Title 24 energy requirements. Additionally, the City of Jackson participates with the Amador Energy Savings Working Group to implement the City’s Energy Action Plan and the City of Sutter Creek collaborates with Pacific Gas and Electric (PG&E) on installing energy-efficient lighting. In 2012 the City of Sutter Creek and PG&E selected new standard energy-efficient lights to be used in the city. The City also provides a link to the PG&E energy-efficiency website from the City’s website and provides residents with the local PG&E representative’s contact information when an inquiry is made regarding energy efficiency. Status:  Keep  Modify  Remove This program will be modified to include specific actions and timing to continue implementing energy efficient programs and support energy-efficient sustainable development in the 6th Cycle Housing Element.

Program H-3.3: The County and cities of Ione, Jackson, Plymouth, and Sutter Creek shall continue to support PG&E’s weatherization program as an important means of lowering housing costs and preserving housing affordability. Time Frame: Ongoing Accomplishments: Implemented and ongoing. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek identify PG&E’s weatherization program as a resource for their communities. Further: Amador County: The Energy Action Plan (EAP) was adopted by the Board of Supervisors in 2015 as the County’s roadmap for expanding energy-efficient and renewable-energy. This includes the PG&E Money Saver Program, the Energy House Calls (presented by PG&E) AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Program, Energy Savings Assistance Program, and Amador Tuolumne Community Action Agency Program. Ione: The City has reviewed available energy programs and began work on an update to the City's website to provide housing-related information, including weatherization assistance programs. Jackson: The City works with the Amador Energy Savings Working Group to help promote PG&E’s energy savings programs. Plymouth: The City has adopted an Energy Action Plan (EAP) that can be used by local residents to see where they might achieve greater energy efficiency in their homes. Sutter Creek: The City collaborates with Pacific Gas and Electric (PG&E) on installing energy-efficient lighting. In 2012 the City and PG&E selected new standard energy-efficient lights to be used in the city. The City provides a link to the PG&E energy-efficiency website from the City’s website. The City provides residents with the local PG&E representative’s contact information when an inquiry is made regarding energy efficiency.

Status:  Keep  Modify  Remove
This program will be modified to include specific actions and timing to continue implementing weatherization programs in the 6th Cycle Housing Element.

Program H-3.4: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek will consider partnering with Pacific Gas & Electric (PG&E) to promote energy saving programs by notifying home builders of the design tools offered by PG&E and by posting a link on each jurisdictions website to notify ratepayers of the variety of programs. The County and cities of Ione, Jackson, Plymouth, and Sutter Creek will also consider partnering with the California Alternate Rates for Energy (CARE), the Relief for Energy Assistance through Community Help (REACH) and the Family Electric Rate Assistance (FERA). Time Frame: Ongoing Accomplishments: Implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek promote energy savings programs. Further: Amador County: The Energy Action Plan (EAP) was adopted by the Board of Supervisors in 2015 as the County’s roadmap for expanding energy-efficient and renewable-energy. This includes the PG&E Money Saver Program, the Energy House Calls (presented by PG&E) Program, Energy Savings Assistance Program, and Amador Tuolumne Community Action Agency Program. Ione: The City has reviewed available energy programs and began work on an update to the City's website to provide housing-related information, including weatherization assistance programs. Jackson: The City works with the Amador Energy Savings Working Group to help promote PG&E’s energy savings programs.

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Plymouth: The City has adopted an Energy Action Plan (EAP) that can be used by local residents to see where they might achieve greater energy efficiency in their homes. Sutter Creek: The City collaborates with Pacific Gas and Electric (PG&E) on installing energy-efficient lighting. In 2012 the City and PG&E selected new standard energy-efficient lights to be used in the city. The City provides a link to the PG&E energy-efficiency website from the City’s website. The City provides residents with the local PG&E representative’s contact information when an inquiry is made regarding energy efficiency.

Status:  Keep  Modify  Remove
This program has been implemented by all jurisdictions and is therefore no longer needed.

Goal H-4: Provide decent housing and quality living environment for Amador County residents, regardless of age, race, religion, sex, marital status, ancestry, national origin, color, disability, or economic level.

Program H-4.1: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek shall obtain information on fair housing laws from the Department of Housing and Community Development and have copies of the information available for the public on each jurisdiction’s website, at City Halls, the County Administration Center, and the local library(ies). Time Frame: 2015 Accomplishments: Partially implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have made various levels of progress with supporting fair housing laws: Amador County: Not implemented due to lack of staff resources; however, the information has been obtained as part of this Housing Element Update and will be made available as described in the program. Ione: Implemented. The City has fair housing brochures available at City Hall and is underway on updating the City’s website to provide housing-related information.

Jackson: Partially implemented. The City is in the process of updating their website to include information regarding fair housing laws. The City’s website had information regarding fair housing laws on the website that information has subsequently been removed. The City is still revamping the website. Links to fair housing laws will be included.

Plymouth: Not implemented due to lack of staff resources; however, the information has been obtained as part of this Housing Element Update and will be made available as described in the program.

Sutter Creek: Implemented. Fair housing information is available at the Planning Department and links to the fair housing laws are on the City’s website. There is no library within the City limits.

Status:  Keep  Modify  Remove
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This program was partially implemented and will be replaced with a more robust program to comprehensively further fair housing consistent with the requirements of State law.

Program H-4.2: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek shall refer housing discrimination complaints to the Amador- Tuolumne Community Action Agency and the fair housing authority for Amador County. Time Frame: 2014-2019 Accomplishments: Implemented and ongoing. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek refer housing discrimination complaints to the Amador-Tuolumne Community Action Agency on an as-needed basis. Status:  Keep  Modify  Remove This program helps residents to have access to decent housing and quality living environment and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Goal H-5: Reduce 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 H-5.1: The County and the cities of Ione, Jackson, Plymouth, and Sutter Creek will ensure that residential development projects are consistent with the goals and policies of their General Plans and that there is internal consistency between the Housing Element and the rest of the General Plan. Each jurisdiction will prepare an General Plan Annual Progress Report in compliance with State direction and provide it to City Councils and Board of Supervisors on progress toward meeting its goals, objectives, policies and programs. Monitoring will include an evaluation of the Housing Element objectives by the responsible agencies and departments, meeting timing and funding commitments for implementing actions, as well as the number of housing units provided or other measurable indicators achieved for each measure that has been put into place. The final reports will be submitted to OPR and HCD annually. Time Frame: Annually, 2015 Accomplishments: Implemented and ongoing. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have submitted Annual Progress Reports. Status:  Keep  Modify  Remove This program reduces public and private constraints to housing production and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-5.2: Complex permit processing procedures can be an obstacle in housing development, especially for affordable housing projects under tight timelines imposed by state and federal funding programs. The County and the cities of Ione, Jackson, Plymouth and Sutter Creek will minimize processing time for Accomplishments: Partially implemented. Amador County and the cities of Ione, Jackson, Plymouth and Sutter Creek have considered or implemented expedited processing times for affordable residential development permits. Amador County: Not implemented due to lack of staff resources.

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residential development permits, especially affordable residential projects and those which conform to respective jurisdiction’s development requirements. The County and the Cities of Ione, Jackson, Plymouth, and Sutter Creek will monitor the development processing/review procedures to minimize the time required for review. This reduction in time will reduce the cost to developers and may increase the housing production throughout the County. Each jurisdiction, on an annual basis, will review and update their processing/review procedures as necessary. Time Frame: Annually Ione: Implemented. The City’s processing and review procedures, particularly related to housing development, were reviewed as part of the SB 2 funded grant effort. The City began amendments to the Zoning Code to improve development review and to establish more streamlined approval processes for housing development projects; the amendments were adopted during the 6th Cycle.

Jackson: Implemented. Plymouth: Not implemented due to lack of staff resources. Sutter Creek: Implemented. City staff reviews application-processing procedures annually.

In 2012, checklists were developed to assist applicants in meeting the City’s requirements. The Planning Commission reviewed and agreed to the use of the recommended checklist. Checklists were updated in 2019 and 2020. The City has periodically reviewed the development fees. In 2013 the City established fee review as part of the annual budgeting process.

Status:  Keep  Modify  Remove
This program, when implemented, reduces public and private constraints to housing production and will be kept in the 6th Cycle Housing Element to ensure continued review and refinement of development processes.

Program H-5.3: Pursue Formation of a County Housing Task Force to consolidate countywide housing needs Build on contacts with city managers, city planners, and County staff to reestablish a housing task force. The purpose of the task force would be to explore the joint county/cities housing element programs. Time Frame: Establish in 2015 and meet biannually or as necessary Accomplishments: Partially implemented. This program has assisted each jurisdiction in securing funding and coordinating for the 6th Cycle Housing Element Update and continues to be appropriate to ensure implementation of the 6th Cycle Housing Element. While a formal County Housing Task Force was not formed, Planning/Community Development staff from the County and each City have coordinated to address housing issues and to jointly prepare the 6th Cycle Housing Element Update.

Status:  Keep  Modify  Remove
This program will be revised to ensure that the Countywide task force meets quarterly to ensure each jurisdiction is on target for Housing Element implementation throughout the 6th Cycle and to coordinate implementation of individual programs.

AMADOR COUNTY
Program H-1: Support AWA’s Efforts to Develop Infrastructure Capacity in Martell Accomplishments: Partially implemented and ongoing. The Amador Water Agency (AWA) currently serves Martell in Amador County, including collecting wastewater from the Martell area for treatment at Sutter Creek Wastewater Treatment Plant. AWA completed a Wastewater Master Plan Study in May 2022 that evaluated alternatives for needed improvements to infrastructure AMADOR
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The County is committed to ensuring that adequate water and wastewater system capacity is available to support its fair share of the regional housing need. The County will work with and support any and all efforts AWA may undertake to provide water and wastewater service to the County’s low- and very-low-income housing sites in Martell. Time Frame: The County will twice annually meet with AWA to assess the wastewater expansion efforts and support any and all efforts. serving Martell. The Agency is still evaluating options, but the Study formulated a 20-year capital improvements plan that the Agency intends to implement.

Status:  Keep
 Modify
 Remove
This program supports AWA's efforts to develop infrastructure capacity in Martell and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-2: Identify Parcels with Available or Anticipated Water and Sewer Service In coordination with the cities and the Amador County Environmental Health Department, AWA will prepare a map of those parcels or areas for which water and sewer services are currently available or are located in close proximity, anticipated to become available in the near future, or may be made available without significant funding. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. Amador County has begun coordination with other departments and agencies to identify parcels with available or anticipated water and sewer service, but due to limitations on staff resources, has not been able to complete this exercise. Status:  Keep  Modify
 Remove
This program has not been completely implemented due to lack of staff resources and will be modified to include specific coordination timing with Amador County Environmental Health Department and AWA to make the program easier to implement in the 6th Cycle Housing Element.

Program H-3: Pursue Funding and Prepare a Plan for Funding Infrastructure Improvements Continue to work cooperatively with AWA, ARSA, and other agencies that own or operate water and sewer infrastructure. The Amador Water Agency provided a list of water and wastewater capital improvement projects which would best support the County’s housing goals, with an emphasis on providing service to areas designated RM, RSC, SPA, and TC, and areas zoned R-3. Pursue funding to complete these projects or to assist developers and agencies to complete these capital improvement projects as necessary to increase the availability of housing for low and very low-income households. The County will take the following actions: Investigate establishment of assessment districts with a capital facilities fee to assist in funding infrastructure improvements; Accomplishments: Partially implemented and ongoing. The County has several designated affordable apartment complexes receiving funding through the USDA Rural Development Program, HUD Section 8, or Low-Income Housing Tax Credit (LIHTC). The County has not notified public and/or private sewer and water providers per Section 65589.7 of the Government Code to provide service for new affordable housing projects, without conditions or a reduction in the amount requested. Infrastructure deficiencies continue to be an issue facing areas of the County. The County and jurisdictions have coordinated with AWA to identify infrastructure needs for housing development. Status:  Keep
 Modify
 Remove
This program supports the County's efforts to work cooperatively with AWA and other agencies. Given that infrastructure constraints continue to exist and AWA has identified the need for improvements, there continues to be a need to pursue funding. This program will be modified in the 6th Cycle Housing Element to identify a specific timeline for efforts to secure additional infrastructure funding and to ensure continued effectiveness and compliance with State law.

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Submit a funding application to the USDA’s Small Communities Rural Utilities Service Grants & Loans Program. Time Frame: June 2015 and ongoingProgram H-4: Use Development Agreements for Large Developments within the SPA General Plan Land Use Designation to Create Affordable Housing Develop affordable housing targets for each of the undeveloped SPAs in the county. These targets should include a number of affordable units (including units affordable to low, very low, and/or extremely low income households), as well as total units. The County will require development agreements for future residential projects within SPA designations to provide a minimum of 5 percent of total units on site as housing affordable to extremely low, very low, low and moderate income households, or pay an in-lieu fee to support affordable housing development at an alternative location. The purpose of this program is to create units for a range of income level to accommodate the County’s RHNA and housing goals, and the income level required (extremely low, very low, low, and/or moderate) shall be at the discretion of the County, with an emphasis on creating units affordable to extremely low income households. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. Amador County has begun the process of formalizing development agreements for incoming large developments; however, due to limitations on staff resources the County has not been able to implement any development agreements in the 5th Cycle Housing Element. Status:  Keep  Modify  Remove This program to develop affordable housing targets has not been implemented due to lack of staff resources and will be modified to require a deadline for implementing targets in the 6th Cycle Housing Element.

Program H-5: Amend Code to Offer Incentives for Affordable Infill Housing County staff will bring forward a proposal to amend the County code after the adoption of the updated General Plan. The draft General Plan was ready for public review in Fall 2014. The proposed amendments will provide a menu of possible incentives for infill projects on land zoned R-1, R-2, or R-3 in which: (a) the project will provide a minimum density equal to 80 percent of the allowable maximum density for the subject site; and (b) the landowner enters into an agreement with long-term affordability covenants and restrictions to maintain the housing for at least 10 years for low or very low income households; and special needs housing for 6 or fewer residents in R-1 zones and for 7 or more residents in R-2 and R-3 zones: ● No minimum wall dimensions Accomplishments: Partially implemented and ongoing. The Amador County General Plan was adopted in October 2016, and the Zoning Code was updated in April 2022. The Zoning Code revisions include removal of fence and wall dimensions, an incentive for the Planning Commission to authorize deviations in lot size but with no more than ten percent increase in density in the overall development, and to refer to the County roadway standards in Title 12 regarding street widths. No reductions in parking for senior housing or small units were included. The specific amendments listed in the 5th Cycle Housing Element did not occur.

Status:  Keep  Modify  Remove
This program to amend the Zoning Code to offer incentives for affordable infill housing has not been fully implemented and will be updated to identify amendments to the code to remove constraints to housing discussed in Chapter 12 and to provide for parking reductions as described by this program.

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● 20’ width for paved streets (standard ROW dedication would still be required)
● Off-street parking may be graveled, instead of paved (subject to ADA requirements)
● Reduced parking requirements for senior housing ● Reduced parking requirements for units 800 sq. ft. or smaller in size ● Other alternative standards as may be deemed acceptable by the Board of Supervisors Time Frame: 2015 as part of the County General Plan update Program H-6: Housing Choice Voucher Program Contact the Housing Authority of the County of Stanislaus (HACS) at least once every three years to determine the number of vouchers currently being issued within the county and to determine if additional vouchers may become available. Provide information on the availability of the Housing Choice Voucher Program on the County’s website and in various departments throughout the County. Time Frame: Annually during General Plan reporting Accomplishments: Partially implemented and ongoing. Amador County has been in coordination with HACS during the 5th Cycle Housing Element in part to confirm the number of vouchers available. Multiple staff at the Stanislaus County Housing Authority have been contacted multiple times via phone and email as part of the Housing Element Update but have not yet provided information regarding vouchers allocated to and used by Amador County residents. Status:  Keep  Modify  Remove This program to coordinate with Stanislaus County Housing Authority has not been fully implemented due to difficulty in coordinating with the Authority. This program will include measures to consider separation from the Authority and local administration of vouchers as part of the 6th Cycle Housing Element.

Program H-7: Publicize Opportunities and Resources to Support the County’s Housing Goals ● Maintain the County’s website and continue to provide brochures which publicize opportunities, agencies, and programs which can help to meet the County’s housing goals. Specific actions to support this program include:
● Provide information on the County’s second unit regulations at the public counter and on the County’s website;
● Maintain the County’s existing webpage providing links and contact information for of the County’s housing and job-training organizations (e.g., Amador County Association of Realtors, Gold Country Alliance for the Mentally Ill, ATCAA, Voices for Families, Area 12 Agency on Aging, Amador Affordable Housing Coalition, Amador Economic Development Corporation, Accomplishments: Partially implemented and ongoing. Amador County disseminates housing goals across multiple platforms on an ongoing basis but has not implemented other housing program goals due to limitations on staff resources. Status:  Keep  Modify  Remove This program supports the County's efforts to support housing goals will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

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Amador County Department of Health & Human Services, and similar organizations).
● In coordination with ATCAA, encourage low income homeowners or renters to apply for free energy audits and home weatherization through ATCAA. Provide handouts at the public counter and on the County’s website. Promote these programs through the senior center for seniors seeking assistance with home maintenance ● Continue to make available 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, and information on housing advocacy programs and similar information. Information should be made available on the County’s website, at the public counter, at the Health and Human Services Agency, at the County library (and its branches), and similar locations where individuals may be in need of fair housing information. ● Provide information on the availability of the Housing Choice Voucher Program at the public counter and on the County’s website. Time Frame: 2015 and ongoing Program H-8: Maintain a Code Enforcement Position Maintain a code enforcement officer position, as funding permits. The code enforcement officer should provide Planning Department staff with a list of substandard and dilapidated housing units identified in the course of his or her duties which could benefit from rehabilitation consistent with the requirements of the Health and Safety Code Section 17995.3 including: ● Termination, extended interruption, or serious defects of gas, water or electric utility systems provided such interruption or termination is not caused by the tenant’s failure to pay such gas, water or electric bills. ● Defects or lack of adequate space and water heating. ● Rodent, vermin or insect infestation. ● Deterioration rendering significant portions of the structure unsafe or unsanitary.
● Inadequate numbers of garbage receptacles or service. ● Unsanitary conditions affecting a significant portion of the structure as a Accomplishments: Implemented and ongoing. The County has created a position for a Code Enforcement Officer and plans to keep the position filled. Status:  Keep  Modify  Remove This program supports the County's efforts to identify and resolve substandard and dilapidated housing units and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

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result of faulty plumbing or sewage disposal. ● Inoperable hallway lighting.

Time Frame: Ongoing
Program H-9: Encourage Farmworker Housing Consistent with the Health and Safety Code To comply with the state Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6), the County will amend the zoning code to treat employee housing that serves six or fewer employees 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 code will also be amended to treat employee housing consisting of no more than 12 units or spaces or 36 beds in group quarters as an agricultural use and permitted in the same manner as other agricultural uses in the same zone (Section 17021.6) in the zones where agricultural uses are permitted. Time Frame: Amend Zoning Code by December 2015 Accomplishments: Implemented. Amador County has amended the Zoning Code to encourage farmworker housing consistent with the Health and Safety Code. Status:  Keep  Modify  Remove This program has been implemented and is therefore no longer needed.

Program H-10: Amend the Zoning Code to comply with SB2 requirements Amend the zoning code to allow transitional and supportive housing in all zones that allow for residential housing subject to the same restrictions that apply to other residential dwellings of the same type in the same zone. Time Frame: June 2015 Accomplishments: Partially implemented and ongoing. While the County has made an ongoing effort to update the Zoning Code, the current Code currently only allows emergency shelters and transitional/supportive housing in the C-1 zone. Status:  Keep  Modify  Remove This program is meant to allow transitional and supportive housing in all zones that allow for residential housing and will be modified in the 6th Cycle Housing Element to stipulate that this update is incorporated into the next Zoning Code update.

Program H-11: Amend the Zoning Code to Remove Constraints Propose amendments to the zoning code to remove the following regulatory constraints to the provision of affordable housing: ● Amend setback language to provide for handicap access ramps where necessary.
● Revise the County’s density bonus program to state that density bonuses will be provided in accordance with the requirements laid out in Accomplishments: Partially implemented and ongoing. While the County updated the Zoning Code in April 2022, the current Zoning Code does not remove regulatory constraints to the provision of affordable housing. Status:  Keep  Modify  Remove This program is meant to remove constraints to affordable housing provisions and will be modified in the 6th Cycle Housing Element to stipulate that this update is incorporated into the next Zoning Code update.

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State law. ● Allow for single-room occupancy units in the R-3 zone.

Time Frame: June 2015
Program H-12: Adopt a Reasonable Accommodation Procedure for Housing “Reasonable accommodation” refers to flexibility in standards and policies to accommodate the needs of persons with disabilities. State law requires jurisdictions to specify a formal procedure for evaluating and granting reasonable accommodations for people with disabilities and special housing needs. County staff will propose a program addressing reasonable housing accommodation for persons with disabilities, including, but not limited to, the following: ● Providing notice to the public of the availability of an accommodation process. The notice will be provided at all counters where applications are made for a permit, license, or other authorization for siting, funding, development, or use of housing. ● Procedures for requesting reasonable accommodation, including preparation of a Fair Housing Accommodation Request form and designating the appropriate individual, committee, commission, or body responsible for acting on requests. ● Review procedures for requests for reasonable accommodation, including provisions for issuing a written decision within 30 days of the date of the application. ● Criteria to be used in considering requests for reasonable accommodation.
● Appeal procedure for denial of a request for reasonable accommodation. The procedure should establish that there is no fee for processing requests for reasonable accommodation or for appealing an adverse decision related to a request for reasonable accommodation. Time Frame: January 2015 Accomplishments: Partially implemented and ongoing. While the County has made an ongoing effort to update the Zoning Code, the current Zoning Code does not have an adopted reasonable accommodation procedure for housing. Status:  Keep  Modify  Remove This program to adopt a reasonable accommodation procedure for housing will be modified in the 6th Cycle Housing Element to stipulate that this update is incorporated into the next Zoning Code update.

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Program H-13: Raise Densities in the RM Designation and R-3 Zone As part of the General Plan Update, County staff will propose the maximum density in the Residential Medium (RM) designation be raised to 25 units per acre for affordable units. Staff will also propose the Density range for the R-3 zone be amended, with a minimum density of 10 units per acre, and a maximum of 25 units per acre for affordable units. Time Frame: 2015 as part of the General Plan update Accomplishments: Partially implemented and ongoing. While the General Plan was updated in October 2016 and the Zoning Code was updated in April 2022 to increase densities in the R-2 zone to 29.04 units per acre and in the R-3 zone to 43.56 units per acre. Minimum densities were not established. Status:  Keep  Modify  Remove The component of this program to establish minimum densities in the R-3 zone will be carried forward to be addressed during the 6th Cycle.

Program H-14: Assisting “At-Risk“ Units The County currently contains no deed-restricted units and therefore there are no “at-risk” units at this time. Should the County have any affordable units in the future, the County will contact all state and federal agencies that might provide affordable housing funds to determine whether any funding is available for future preservation of assisted housing developments. The County will work with not-for- profit housing providers to apply for affordable housing subsidies that may be available for this use, if necessary, in the future. Time Frame: As needed Accomplishments: Partially implemented and ongoing. The unincorporated County does not contain any assisted multifamily units at this time and none were developed during the 6th Cycle.

Status:  Keep  Modify  Remove
As the unincorporated County does not have any at-risk units, this program will be removed from the Housing Plan. Future Housing Element updates will assess the need for this type of program if assisted multifamily housing is developed and there is a need to address preservation of potentially at-risk units in the future.

Program H-15: Redesignation and Rezoning of Sites County staff will pursue redesignation and subsequent rezoning of additional areas of APN 044100027000 as well as all of APN 044100011000 as discussed in Program H-1.1 in the County’s 4th round Housing Element to the RM General Plan designation and the R3 zone district. These sites are currently proposed for redesignation in the draft Land Use Element of the General Plan to RM. The sites that are not yet designated RM will be designated RM as part of the General Plan update. These sites are currently zoned T1, R-1, and C- 1 and will be rezoned to R-3. These parcels are identified in the land inventory (see Tables HE-60a and HE-60b), and are suitable for low, very low and extremely low income residential units. Time Frame: Redesignation when General Plan is adopted and shortly thereafter for implementation zoning (anticipated Late 2015 through 2016) Accomplishments: Underway. While the County updated the General Plan in October 2016 and the Zoning Code in April 2022, the sites have not yet been rezoned. The County is in the process of preparing a Specific Plan (Wicklow Way Specific Plan) that would provide for increased densities, including R-2 and R-3 zoning, on a portion of the subject APNs and will also include opportunities for affordable and special needs housing. Status:  Keep  Modify  Remove This program will be kept to ensure that the Wicklow Way Specific Plan provides opportunities for affordable and special needs housing.

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Program H-1: Land Supply The City shall ensure capacity of adequate sites for infill residential construction and for needed housing based on the City’s adopted growth rate and ratio of housing in the Regional Fair Share Housing Plan. The City shall also periodically review zoning and public service capacity to ensure that there is sufficient land appropriate for both single and multifamily housing. Time Frame: Ongoing Accomplishments: The City maintained capacity for its RHNA of 2 units throughout the 5th Cycle.

Status:  Keep
 Modify
 Remove
This program is considered appropriate and will continue to be implemented to ensure that Amador City maintains adequate sites to accommodate its housing needs.

Program H-2: Affordable Housing Incentives The City shall allow density bonuses and other incentives to developers of affordable housing, in accordance with State law and other objectives of the General Plan to increase in construction of units affordable to low-middleincome households. Time Frame: As projects are submitted Accomplishments: The City will allow density bonuses and other incentives required by State law. No requests were made for density bonuses or other affordable housing incentives during the 5th Cycle .

Status:  Keep
 Modify
 Remove
This program is considered appropriate and will be revised to include proactive outreach to developers to encourage use of available incentives and promote affordable and special needs housing.

Program H-3: Fee Waivers The City shall work with applicants on a case-by-case basis to ease the cost of AB1600 fees for affordable homes and consider waiving or financing such fees due from new units made available to very low or other low income households. Time Frame: As projects are submitted Accomplishments: The City did not have any developers proposing lower income housing, so this program was not applicable during the 5th Cycle.

Status:  Keep
 Modify
 Remove
This program continues to be appropriate and will therefore be modified to provide outreach to the development community, including affordable housing developers, to promote awareness of fee waivers or reductions to assist in making affordable housing more costeffective. The Housing Plan also includes more specificity regarding actions the City will take and timing of actions to improve implementation.

Program H-4: Annexation Control The City shall review all development proposals in City limits and annexation proposals for their impact on overall housing objectives, And prohibit new annexations and subdivisions that significantly impact affordable housing needs within the City. Time Frame: As projects are submitted Accomplishments: The City did not have any requests for annexations or subdivisions. Status:  Keep  Modify
 Remove
This program is not considered necessary as there have been no annexation or subdivision requests. Further, this program may reduce the development of new market-rate housing. Given the limited amount of housing development in Amador City, it is not necessary to reduce market-rate housing as the City has identified adequate sites for affordable housing.

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Program H-5: Second Units The City shall continue to allow second units on existing lots under zoning ordinance guidelines, and encourage such units to be accessible for the disabled. The City shall specifically:
• Make information available about requesting a reasonable accommodation for individuals with disabilities.
• Review the standards for second units and address any constraints to provide secondary-unit housing for tenants with mobility or other disabilities.

Time Frame: As projects are submitted
Accomplishments: The City allows second units but has not had requests for second units. Status:  Keep  Modify  Remove This program will be revised to update the City’s Zoning Code to allow ADUs and JADUs consistent with State law and to promote ADU and JADU development.

Program H-6: Fees/Public Facilities The City shall identify alternative sources to finance public services as necessary to maintain current levels of service (e.g. CDBG grants, etc.) while minimizing operating costs. Time Frame: Ongoing Accomplishments: The City did not seek any funding for public services in support of new housing due to lack of staff resources and a lack of interest in housing development.

Status:  Keep  Modify  Remove This program is considered appropriate and will be combined with other programs addressing funding for infrastructure and public services.

Program H-7: Infill Priority The City shall give first priority to infill sites within the current water and sewer service areas and to projects which propose lower income housing as required by State law; second priority to those in future extensions of service areas. The City shall also distribute the Housing Element to Amador County Water Agency as required by Government Code Section 65589.7. Time Frame: As annexation requests are submitted Accomplishments: The City did share its Housing Element with the water agency upon adoption. The City will prioritize infill sites and lower income housing, however, no development applications were received that necessitated implementation of this policy.

Status:  Keep  Modify  Remove This program continues to be appropriate and will be modified to coordinate with Amador Water Agency to ensure adequate planning for water supply for the City's affordable and market-rate housing sites..

Program H-8: Mobile Homes/Manufactured Housing The City shall consider new mobile home development and manufactured housing as proposed if appropriate locations can be found that are screened from public view, do not require massive grading, and meet the other objectives of this element. Time Frame: Upon request by property owners Accomplishments: The City did not receive any applications or interest in new mobile home or manufactured housing development.

Status:  Keep  Modify  Remove This program will be replaced with a program to ensure Amador City allows manufactured housing and mobile homes consistent with the requirements of State law.

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Program H-9: Facilitation of Housing for Special Needs Persons The City shall assist sponsoring non-profits and other agencies in siting appropriate group home facilities in proportion to the needs of Amador City. At such a time that a group home is proposed in Amador City, City representatives shall meet together with non-profits to help identify issues during the pre-application process in order to assure that services are available at selected site options and to identify neighborhood and other concerns. Time Frame: As projects are proposed Accomplishments: The City did not have any requests from non-profits to assist in siting of group home facilities. The City did not proactively implement this due to lack of staff resources.

Status:  Keep
 Modify
 Remove
This program is considered appropriate and continues to be applicable. To improve implementation and effectiveness, it will be replaced with a program addressing outreach to special needs housing providers that provides proactive outreach and coordinates efforts with other County jurisdictions.

Program H-10: Facilitation of Transitional Housing The City shall consider siting small special quarters such as transitional housing and other facilities in appropriate locations under the City’s conditional use permit process. Time Frame: As projects are proposed Accomplishments: This program was not implemented. State law requires transitional and supportive housing to be treated in the same manner as residential units of the same type in the same zone, so this program is no longer applicable.

Status:  Keep
 Modify
 Remove
This program is outdated as the requirements for transitional and supportive housing have changed under State law. This program will be replaced with a program requiring the City’s Zoning Code to be updated to allow transitional and supportive housing consistent with the requirements of State law.

Program H-11: Facilitation of Accessible Housing The City shall require a minimum of 10% of units in any multi-family projects of 4+ units to be accessible, and to encourage accessibility in smaller projects. All newly constructed second units will be required to be accessible if slope is not a constraint. The City shall also make information available on methods to make new construction include disability access through simple methods to those applying to building single- or multi-family housing. Time Frame: As projects are proposed Accomplishments: The City did not receive any requests for multifamily housing or second units during the 5th Cycle.

Status:  Keep
 Modify
 Remove
This program will be modified to require accessible units consistent with ADA requirements and to ensure the City provides for, and promotes, reasonable accommodation applications to facilitate improvements to address accessibility.

Program H-12: Facilitation of Equal Housing The City shall promote equal housing opportunities by providing information on housing laws and refer complaints of housing discrimination to the appropriate state or federal agency. The City shall work with the County to implement proactive programs to display fair housing informational posters, distribute informational pamphlets, and encourage public service announcements through the local media. The City shall consider distributing Accomplishments: The City did not receive any inquiries or complaints regarding fair housing issues during the 6th Cycle. However, the City was largely unable to promote fair housing during the 5th Cycle Housing Element due to lack of staff resources.

Status:  Keep
 Modify
 Remove
This program is considered appropriate and will be implemented during the 6th Cycle.

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fair housing information in languages other than English, and display fair housing information on venues such as outdoor bulletin boards and City Hall. The City shall make annual reviews of the effectiveness of this program and make modifications as deemed appropriate. Time Frame: Ongoing with the Countywide effort to make fair housing materials and assistance with complaints available to all jurisdictions.

Program H-13: Community Character Encourage innovative housing types that are both affordable to the full range of income groups and complementary to the character of the surrounding neighborhood (e.g. second units, units above commercial establishments, duplexes, townhomes, etc.) Time Frame: Ongoing Accomplishments: The City encourages a variety of housing types and affordability levels. Status:  Keep  Modify  Remove This program continues to be appropriate and will be modified to be a policy encouraging a variety of housing types. Specific programs in the Housing Plan will address promoting a greater variety of housing types, including second units, residential care facilities, etc.

Program H-14: Preservation of Housing Stock Require evaluation of proposals, especially commercial and industrial development, for their effect on the surrounding housing (compatibility) and housing needs (growth inducing) impact. Time Frame: As projects are proposed Accomplishments: The City had very few development proposals during the 5th Cycle. None resulted in any identified compatibility or growth-inducing issues.

Status:  Keep  Modify  Remove This program is subjective and has the potential to constrain housing, through findings that a development project may be incompatible or growth-inducing. It will be removed from the Housing Plan.

Program H-15: Preservation/Rehabilitation Participate with Amador County in programs that preserve and rehabilitate existing housing, enhance Federal and State funded rental assistance vouchers, and other programs that disperse people needing housing assistance throughout the community. Time Frame: As projects are proposed Accomplishments: No available funding was identified during the 5th Cycle. The City coordinated with Amador County and other jurisdictions to develop updated programs to address housing needs during the 6th Cycle.

Status:  Keep  Modify  Remove This program is considered appropriate and will be kept in the Housing Plan, with modifications to identify specific actions and timing, as well as coordination with other jurisdictions at the Countywide level, to ensure implementation.

Program H-16: Rehabilitation Funding Identify sources of rehabilitation funding and notify residents of availability, perhaps through a utility bill. Time Frame: Ongoing Accomplishments: The City did not identify or obtain any funding for housing rehabilitation.

Through this 6th Cycle Housing Element, a number of resources for energy efficient improvements have been identified that the City will share with the community as part of 6thCycle implementation.

Status:  Keep  Modify  Remove This program is considered appropriate and necessary to assist residents with maintaining safe and decent housing. This program will be revised to provide for coordination at the AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Countywide level as well as identifying specific steps and timing for Amador City during the 6th Cycle to improve implementation and effectiveness.

Program H-17: Rental and Ownership Assistance Support County in efforts to expand Section 8 rental assistance vouchers. Time Frame: Ongoing Accomplishments: Amador County no longer manages the Section 8 program. Stanislaus County Housing Authority now manages the Section 8 program. As part of this Housing Element update, the Stanislaus County Housing Authority was contacted multiple times to identify housing issues and opportunities to increase voucher availability.

Status:  Keep  Modify  Remove This program is considered appropriate and will be revised to coordinate with the Stanislaus County Housing Authority to promote increased availability of vouchers in Amador City, as well as the rest of Amador County.

Program H-18: First-Time Homebuyer Assistance Identify sources of first-time homebuyer funding and notify residents of availability. Time Frame: Ongoing Accomplishments: The City was not able to obtain any funding for first-time homebuyer assistance during the 5th Cycle due to limited staff resources.

Status:  Keep  Modify  Remove This program is considered appropriate and will be revised to coordinate with Amador County and other jurisdictions to combine efforts to obtain funding for first-time homebuyer assistance, which will assist Amador City as well as other jurisdictions with limited staff resources.

Program H-19: Organization and Administration Identify non-profit corporations and funding sources to assist in provision of affordable housing. Assist developers with application materials to address all issues necessary for public hearings through pre-application and other meetings. Time Frame: Ongoing Accomplishments: The City provides its application form on the City website. The City did not receive any inquiries from interested parties regarding resources for affordable housing.

Status:  Keep  Modify  Remove This program is considered appropriate and will be revised to identify specific actions, and timing for each action for the City to take, during the 6th Cycle to reach out to housing developers, non-profits, and service providers to determine interest in affordable housing and to make information available regarding housing resources. Through this Housing Element Update effort, the City has identified potential non-profit entities and funding sources that may assist with the development of affordable housing and will work with the other Countywide jurisdictions to identify additional resources.

Program H-20: Regular Compliance Review and update city and housing policy and maintain consistency of City actions with the Housing Element throughout the next 5 years. Revise Housing Accomplishments: The City had very little housing-related activity during the 5th Cycle, primarily due to limited staffing resources. The City did not get its 5th Cycle Housing Element certified and has actively engaged the 6th Cycle Housing Element Update process in order to better address housing needs in the City.

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Element every 5 years and implement Housing Element policies and actions. Complete annual report on Housing Element implementation progress relative to the Quantified Objectives in Table 24 of the General Plan Implementation Report. Time Frame: Ongoing; annually, major update every 5 years Status:  Keep  Modify  Remove This program is considered appropriate and necessary. This program will be replaced with programs that identify specific actions for the City to take, including modifications to the Zoning Code to encourage housing development and implement this 6th Cycle Housing Element. This program will also be superseded by a program specifically addressing completion of the State-mandated Annual Performance Report on an annual basis to ensure that the City’s efforts to implement the Housing Element are ongoing throughout the 6thCycle and to better track the City’s progress.

City of Ione
Program H-1: Building Code Review The City will continue to annually review the City’s building codes for current compliance and adopt the necessary revisions so as to further local development objectives. Time Frame: Annual evaluation of the adequacy of the City’s building codes Accomplishments: Implemented and ongoing. The City has adopted updates to the California Building Standards Code and review the local code requirements and ensures amendments to the CBSC are made to ensure that amendments are made where necessary to reduce impacts to life and property.

Status:  Keep  Modify  Remove
This program supports housing compliance and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-2: Wastewater Capacity The City is committed to ensuring that there is enough wastewater treatment capacity to support its fair share of the region's housing needs. The current approach is to provide more disposal space through land application. This allows the City to drain the various percolation ponds and complete the necessary maintenance on a regular basis. By completing the maintenance and moving to land application, the City is able to increase capacity to (1) satisfy existing approved development, (2) satisfy development agreement commitments; and (3) satisfy RHNA obligation. The City complies with Government Code Section 65589.7, the City shall grant a priority for the provision of these services to proposed developments that include housing units affordable to lower income households. Time Frame: Ongoing through 2019 Accomplishments: Partially implemented and ongoing. The City is working on approaches to address wastewater treatment and capacity. The City has not had any applications for lower income developments, so Government Code Section 65589.7 requirements have not been applicable during the planning period.

Status:  Keep  Modify  Remove
This program, when implemented, ensures that there is enough wastewater treatment capacity to support the region’s housing needs and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-3: Ione Program Potable Water Capacity The City is committed to ensuring that there is enough potable water to support its fair share of the region's housing needs. The City will continue to Accomplishments: Implemented and ongoing. The City has worked with Amador Water Agency to ensure water provision to projects and has coordinated with AWA to receive advance comments on potential multifamily projects in order to ensure adequate water AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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work collaboratively with the region's potable water provider, Amador Water Agency, to identify both short and long- term viable and cost effective solutions to maintaining potable water availability in the City. Time Frame: Ongoing supply to future development projects. In 2022, AWA sent a memorandum to the City indicating ADUs would be treated in the same manner as any new service connection, although ADUs within an existing SFU are exempt from needing a separate connection and payment of service capacity fees. Status:  Keep  Modify  Remove This program will be kept in the 6th Cycle Housing Element to ensure continued effectiveness. This program ensures that there is enough potable water to support the region’s housing needs and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-4: Ione Beautification (Code Enforcement) ProgramThe City currently handles violations of its Municipal Code on a demanddriven basis. Staff responds to housing code complaints initiated by Ione tenants. The City plans to sponsor debris hauling and clean-up programs and plans to limit the number of garage sales permitted during the year. Time Frame: Ongoing as complaints are received; debris hauling and cleanup program biannually Accomplishments: Partially implemented and ongoing. The City continues to respond to code complaints and does not have a code inspection or other program that conducts regular inspections of property and buildings in Ione. The City’s solid waste services provider, ACES, offers junk removal services to Ione residents. The City has not made changes to the Municipal Code to limit garage sales. Status:  Keep  Modify  Remove This program, when implemented, ensures that Municipal Code violations are handled and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-5: Infill Development Program Infill development is one technique in meeting the housing needs required by expanding populations. The City will encourage the use of vacant small individual lots in the central City by reviewing, and amending as appropriate, development standards to accommodate housing development. The City will encourage the use of infill for the development of housing by addressing density requirements, which may constrain the development of housing on infill lots, and if necessary remove those constraints. The City will consider reduced impact fees for infill development. Time Frame: June 2015 Accomplishments: Implemented. The City completed the focused Zoning Code Update, which includes changes to the Zoning Code to allow infill development through allowing two units on eligible single-family lots and allowing accessory dwelling units and junior accessory dwelling units on all lots with an existing or planned residential dwelling unit. Status:  Keep  Modify  Remove This program has been implemented and is therefore no longer needed.

Program H-6: Affordable Housing Program Accomplishments: Partially implemented and ongoing. While the City is amenable to coordinating with others to develop and implement an affordable housing program, projects AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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To encourage the development and availability of housing affordable to a broad range of households with varying income levels throughout Ione, the City requires that residential projects of ten or more units include five percent of the units in the project as affordable to very low-, low-, and moderate-income households. Developers of less than ten housing units are exempt from this requirement. Developers of ten or more housing units shall provide the following: ● In a rental housing project of ten or more units two percent of the units shall be affordable to very low -income households, two percent shall be affordable to low-income households and one percent shall be affordable to moderate-income households. ● In a for-sale project of ten or more units two percent shall be affordable to low-income households and three percent shall be affordable to moderate-income households. ● Affordable units shall be built on site and must be comparable in infrastructure (including wastewater, water and other utilities), construction quality, and exterior design to the market-rate residential units. Affordable units may be smaller in aggregate size and have different interior finishes and features than market- rate units, so long as the interior features are durable, of good quality, and consistent with contemporary standards for new housing. The number of bedrooms should be the same as those in the market-rate units, except that if the market-rate units provide more than three bedrooms, the affordable units need not provide more than three bedrooms ● All affordable units must be constructed and occupied concurrently with or prior to the construction and occupancy of market-rate units. In phased developments, the affordable units must be evenly distributed throughout the development and will be constructed and occupied in proportion to the number of units in each phase of the residential development ● Deed restrictions shall be provided to assure that rental units developed for very low-, low- and moderate-income persons will remain affordable for 55 years and ownership units developed for low- and moderate-income units will remain affordable for 45 years. ● If an owner sells an affordable unit before the end of the 45 year resale restriction term, the owner shall repay the City/ subsidy balance. The balance is any remaining principal and accrued interest after the subsidy has been subject to the requirement have not been proposed during the planning period. The County has not notified public and/or private sewer and water providers per Section 65589.7 of the Government Code to provide service for new affordable housing projects, without conditions or a reduction in the amount requested. Status:  Keep  Modify  Remove The City has not had projects subject to this program. This program will be modified in the 6th Cycle Housing Element to focus on undeveloped areas designated Planned Development, which are the sites where the majority of single family and large-scale new development will occur, to ensure that new development provides affordable housing opportunities and furthers fair housing goals and to ensure affordable units are identified and planned as part of the initial development plan for future projects.

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reduced as defined in the Buyer’s Resale Agreement (to be determined at the time of purchase). ● Per the deed restriction of the affordable units, all affordable units resold shall be required to be sold to an income-eligible household. The City will develop and maintain a waiting list of eligible persons wishing to purchase or occupy an affordable housing unit. Alternatives ● Payment of an in-lieu fee for ownership or rental units may be acceptable and the amount of in-lieu fees shall be established by a nexus study to be completed by June of 2010. The money will then be placed into an affordable housing trust fund. The City will develop a set of priorities for the use of Housing Trust Fund monies once the Housing Trust Fund is established (Joint Action). ● If the developer is permitted to dedicate land for the development of affordable units in satisfaction of part or all of its affordable housing requirement, the agreement shall identify the site of the dedicated land and shall provide for the implementation of such dedication in a manner deemed appropriate and timely by the City. Incentives Possible incentives that may be included but are not limited to the following:
● Assistance with accessing and apply for funding (based on availability of federal, state, local foundations, and private funds); ● Mortgage-subsidy or down payment assistance programs to assist first time homebuyers and other qualifying households, when such funds are available; ● Expedited/streamlined application processing and development review; ● Modification of development requirements, such as reduced set backs and parking standards on a case-by-case basis; and
● Density Bonuses.

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Time Frame: Implement as residential projects are processed through the Planning Department. Nexus study to be completed by June 2016Program H-7: Large Family Housing ProgramRenter households with seven or more persons do not have an adequate number of dwelling possibilities in the City. The number of large rental housing units is very limited in the City and as such large renter households cannot obtain adequate housing. The City will continue to provide incentives, such as modifications to development standards, and regulatory incentives for the development of rental housing units with four or more bedrooms. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. The City offers incentives to rental projects for large families, but has not had any applications for rental housing. Staff assisted a potential multifamily rental project by offering pre-application review of the project to assist the developer with identifying the requirements of the City's Zoning Code and the General Plan. Status:  Keep  Modify  Remove This program is effective with assisting large renter households and will be kept in the 6th Cycle Housing Element to ensure continued efforts to encourage large rental units.

Program H-8: Senior Housing Program To encourage the development of affordable senior projects, the City will offer density bonuses, help interested developers apply for government financing and/or other government subsidies, assist interested developers in acquiring surplus government land suitable for multifamily development, expedite permit processing, consider reducing parking standards and lot sizes, and consider waiving impact fees for low-income dwelling units. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. The City offers incentives for affordable senior housing projects, but has not had any interest during the planning period. Status:  Keep  Modify  Remove This program, when implemented, is effective at encouraging the development of affordable senior projects and will be kept in the 6th Cycle Housing Element to include additional assistance to ensure continued effectiveness.

Program H-9: Child Care Program In cooperation with private developers, the City will evaluate on a case by case basis the feasibility of pairing a child care center in conjunction with affordable, multifamily housing developments or nearby to major residential subdivisions. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. The City promotes the provision of child care in conjunction with residential development, but has not had any applications for residential projects, such as multifamily development or residential subdivisions, or nonresidential projects that could include a child care component. Status:  Keep  Modify  Remove This program is considered effective, despite not having been implemented and will be modified in the 6th Cycle Housing Element to require the accommodation of child care centers in conjunction with affordable developments.

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Program H-10: Assisting “At-Risk“ Units The City currently contains no deed-restricted units and therefore there are no “at-risk” units at this time. Should the City have any affordable units in the future, the City will contact all state and federal agencies that might provide affordable housing funds to determine whether any funding is available for future preservation of assisted housing developments. The City will work with not-for- profit housing providers to apply for affordable housing subsidies that may be available for this use, if necessary in the future. Responsible Agencies: City Planner Time Frame: As needed Accomplishments: Partially implemented and ongoing. It is noted that there are deedrestricted units in the City. The City continues to monitor housing stock even though there are no at-risk units currently in the City. Status:  Keep  Modify  Remove This program is considered effective and will be modified in the 6th Cycle Housing Element to address current requirements of State law for the assistance of at-risk units.

City of Jackson
Program H-1: Resources Constraints and Priority AllocationThe Planning Commission and City Council will continue to monitor the need for growth control and consider re-instating the Resources Constraints and Priority Allocation ordinance to encourage in-fill housing development prior to annexing properties within the Sphere of Influence. The allocation ordinance requires the Planning Commission and City Council to consider infill projects prior to projects in the Sphere of Influence and also promotes higher density development, to ensure housing developments offer amenities which promote conservation of the City’s natural resources and the reduction of energy use and therefore more affordable, which is closer to retail and service centers. Time Frame: Ongoing, continue to monitor the Ordinance annually Accomplishments: Partially implemented and ongoing. Through 2019, the Planning Commission and City Council have annually reviewed the need to implement the City’s Resource Constraints and Priority Allocation Ordinance to manage growth. In 2020, the City Council suspended the City’s Resource Constraints and Priority Allocation Ordinance which reviewed constraints. Status:  Keep  Modify  Remove This program will be removed from the Housing Element as the Resource Constraints and Priority Allocation ordinance is no longer active.

Program H-2: Planning Development The City’s Development Code includes provisions for planned developments, which serve to maximize the use of the land. The City will continue to use this zoning tool where applicable and appropriate, and implemented as a continuous program by the City Planning Commission and Council. Time Frame: Ongoing Accomplishments: Implemented and ongoing. The City's Development Code includes provisions to promote planned developments. Status:  Keep  Modify  Remove This program will be modified to address planned developments in the context of providing a variety of housing types and affordability levels.

Program H-3: Development AgreementsThe City will continue to utilize development agreements as they formally document work to be accomplished, timing and/or sequencing, and require Accomplishments: Implemented and ongoing. The City continues to utilize development agreements to ensure fair-share funding of off-site improvements. Status:  Keep  Modify  Remove AMADOR
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bonding to guarantee task completion. These agreements serve to ensure “fair-share” funding of off-site improvements and thus minimize additional construction costs from being passed onto the housing consumer. Time Frame: Ongoing This program is effective at minimizing additional construction costs from being passed onto the housing consumer and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-4: Building CodeThe City will continue to annually review the City’s building codes for current compliance and adopt the necessary revisions so as to further local development objectives. The City will annually ensure that local building codes are consistent with state mandated or recommended green building standards. Time Frame: Annual evaluation of the adequacy of the City’s building codes Funding Source: General Fund Accomplishments: Implemented and ongoing. The City continues to review and update the City's building code to ensure that local building codes are consistent with the state mandated or recommended green building standards. Status:  Keep  Modify
 Remove
This program is effective at maintaining the City's building code and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-5: Potable WaterThe City is committed to ensuring that there is enough potable water to support its fair share of the City’s housing needs (including the Sphere of Influence). The City will continue to work collaboratively with the region’s potable water provider, the Amador Water Agency, to identify both short- and long-term viability and cost effective solutions to maintaining potable water availability in the City. Additionally, the City will continue to review water resources through implementation of the City’s Resource Constraints and Priority Allocation Ordinance that is intended to ensure that there is adequate water supply for new housing development in the City of Jackson with preference given to affordable housing projects. Time Frame: Annual review of the City’s resources Accomplishments: Partially implemented and ongoing. Through 2019, as part of the Resource Constraints and Priority Allocation Ordinance process potable water supply was reviewed annually. In 2020, the City Council suspended the City’s Resource Constraints and Priority Allocation Ordinance which reviewed constraints. The City has not notified public and/or private sewer and water providers per Section 65589.7 of the Government Code to provide service for new affordable housing projects, without conditions or a reduction in the amount requested. Status:  Keep  Modify
 Remove
This program was effective when implemented and will be modified in the 6th Cycle Housing Element to ensure continued review and confirmation of wastewater treatment capacity.

Program H-6: Wastewater Treatment CapacityThe City is committed to ensuring that there is enough wastewater treatment capacity to support its housing needs. Annual implementation of the City’s Resource Constraints and Priority Allocation Ordinance is intended to ensure that there is adequate wastewater treatment for new housing development in the City of Jackson with preference given to affordable housing projects. Time Frame: Annually Accomplishments: Partially implemented and ongoing. Through 2019, as part of the Resource Constraints and Priority Allocation Ordinance process wastewater treatment capacity was reviewed annually. In 2020, the City Council suspended the City’s Resource Constraints and Priority Allocation Ordinance which reviews constraints. Status:  Keep  Modify
 Remove
This program was effective when implemented and will be modified in the 6th Cycle Housing Element to ensure continued review and confirmation of wastewater treatment capacity.

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Program H-7: Child Care Centers The City will continue to implement the Resource Constraints and Priority Allocation Ordinance to include child care centers in or around new development. Time Frame: Annually Accomplishments: Partially implemented and ongoing. Through 2019, as part of the Resource Constraints and Priority Allocation Ordinance process child care resources are reviewed annually. In 2020, the ordinance was suspended due to lack of available resources. Status:  Keep  Modify  Remove This program was effective when implemented and will be modified in the 6th Cycle Housing Element to promote provision of child care facilities in conjunction with new residential development, particularly affordable units.

Program H-8: Inclusionary Affordable Housing The City will continue to implement the Section 17.32 (Affordable Housing) of the Development Code. This ordinance requires subdivisions of ten or more parcels to provide ten percent inclusionary affordable housing. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. While the City is amenable to the concept and implementation of inclusionary affordable housing, there have been no projects submitted since adoption of this Housing Element where this ordinance would apply.

Status:  Keep  Modify  Remove
No changes to Section 17.32 have been proposed. Section 17.32 will continue to apply to projects. This program will be removed from the Housing Element as it is not necessary to provide programs to implement existing provisions of the Development Code. .

Program H-9: Development Fees The City will annually review its fees for development permits in order that they represent a fair charge for review and processing of applications. Review of charges implemented by the City Manager on an “as needed” basis. Time Frame: Annually Accomplishments: Implemented and ongoing. The City most recently updated development service charges in September 2021. Status:  Keep  Modify  Remove This program to continually update development fees is effective and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-10: Multi-family Development.To assist the development of housing for lower income households on larger sites, the City will facilitate land divisions, lot line adjustments, and specific plans resulting in parcel sizes that facilitate multifamily developments affordable to lower income households. The City will work with property owners and non-profit developers to target and market the availability of sites with the best potential for development. In addition, the City will offer incentives for the development of affordable housing including; permit streamlining, ministerial review of lot line adjustments, deferral of subdivision Accomplishments: Partially implemented and ongoing. While the City is amenable to the implementation of multi-family development, there have been no multi-family projects submitted since adoption of this 5th Cycle Housing Element. Status:  Keep  Modify  Remove This program to assist the development of housing for lower income households on larger sites is considered effective, despite not having been executed and will be kept in the 6th Cycle Housing Element.

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fees, technical assistance to acquire funding, and modification of development requirements consistent with the Planned Development Overlay program. Time Frame: On-GoingProgram H-11: Reasonable Accommodations“Reasonable accommodation” refers to flexibility in standards and policies to accommodate the needs of persons with disabilities. State law requires jurisdictions to specify a formal procedure for evaluating and granting reasonable accommodations for people with disabilities and special housing needs. The City will amend the zoning code to address reasonable housing accommodation for persons with disabilities, including, but not limited to, the following:
● Providing notice to the public of the availability of an accommodation process. The notice will be provided at all counters where applications are made for a permit, license or other authorization for siting, funding, development or use of housing. ● Procedures for requesting reasonable accommodation, including preparation of a Fair Housing Accommodation Request form and designating the appropriate individual, committee, commission or body responsible for acting on requests. ● Review procedures for requests for reasonable accommodation, including provisions for issuing a written decision within 30 days of the date of the application. ● Criteria to be used in considering requests for reasonable accommodation.
● Appeal procedure for denial of a request for reasonable accommodation.

The procedure should establish that there is no fee for processing requests for reasonable accommodation or for appealing an adverse decision related to a request for reasonable accommodation.

Time Frame: June 2015
Accomplishments: Implemented. The City’s Development Code was updated February 2014 to address reasonable housing accommodations for persons with disabilities.

Status:  Keep  Modify  Remove
This program has been implemented and is therefore no longer needed.

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Program H-12: Large Family HousingThe City will provide incentives, such as modifications to development standards, and regulatory incentives for the development of housing units with four or more bedrooms. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. While the City is amenable to the implementation of large family housing, the City has not been able to provide large family incentives due to limitations on staff resources. Status:  Keep  Modify  Remove This program continues to be appropriate and will be combined with other programs to support special needs housing in the 6th Cycle Housing Element.

Program H-13: Density Bonus The City shall adopt a density bonus ordinance pursuant to State Government Code Section 65915, which requires local governments to grant a density bonus of at least 35 percent. Time Frame: June 2015 Accomplishments: While the City’s Inclusionary Housing Ordinance provides for consistency with Government Code Section 65915 for density bonuses, the Development Code does not establish provisions for any residential development (regardless of the City’s inclusionary requirement) to request a density bonus. Status:  Keep  Modify  Remove This program will be kept in the 6th Cycle Housing Element with an updated timeframe to ensure the Development Code revisions are adopted early in the 6th Cycle.

Program H-14: Conservation of At-Risk Units The City shall reduce the potential conversion of the 82 assisted affordable housing units at risk during the current planning period to market rate through the following actions: Require a one-year notice to residents, the City, the Stanislaus County Housing Authority, and any local non-profit housing developers, of all proposed conversions of assisted affordable (extremely low, very low, low, and/or moderate income) housing units. Following revision of the zoning code, provide the owner of each assisted affordable housing complex in the City with the noticing requirements. Continue to maintain communication with the Stanislaus County Housing Authority and local nonprofit housing organizations to monitor the potential conversion of assisted housing units to market-rate housing. If conversion of units is likely, work with the Stanislaus County Housing Authority and other organizations as appropriate to seek funding to subsidize the at-risk units in a way that mirrors the HUD Housing Choice Voucher Accomplishments: Partially implemented and ongoing. The City has been in contact with property owners of affordable housing units. There has been no indication that the owners are going to convert to market rate units. City staff will continue to monitor the status of these facilities. Status:  Keep  Modify  Remove This program will be kept in the 6th Cycle Housing Element and will be updated to reflect current requirements, including notification provisions, of State law.

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(Section 8) program. Funding sources may include state or local funding sources. Refer tenants of at-risk units to the Housing Authority for education regarding tenant rights and conversion procedures and information regarding Section 8 rent subsidies and any other affordable housing opportunities in the City. Time Frame: Ongoing communication with the Housing Authority of the County of Stanislaus and local nonprofitsProgram H-15: Removal of Parking Constraints The City shall amend the zoning code to change the parking requirement for duplexes and multi-family dwellings to allow a carport instead of a fully enclosed garage where currently required in the zoning code. Time Frame: Amend the zoning code by December 2017 Accomplishments: While the City is amenable to the removal of parking constraints, the City’s current Zoning Code was revised in November 2021 and does not include provisions for multi-family dwelling carports in lieu of enclosed garages. This program will be modified to state that the program will be implemented with the next Zoning Code update. Status:  Keep  Modify  Remove This program to amend parking requirements has not been implemented due to lack of staff resources and will be modified to require implementation in the next Zoning Code update in the 6th Cycle Housing Element.

City of Sutter Creek
Program H-1: Water and Sewer Hook-UpsThe City shall review and advise the Amador Water Agency on water and sewer hook-up fees for residential second unit dwellings to ensure the rates provide an incentive to the development of residential second unit dwellings Time Frame: Annually Accomplishments: Partially implemented and ongoing. The City has been coordinating with AWA (http://www.amadorwater.org) regarding water capacity fees. The City has recommended, but does not have the authority to amend AWA’s water capacity fees or water rates. Water capacity fees, updated in June 2021 and wastewater capacity fees updated in July 2022, do not currently provide an incentive for development of second unit dwellings. On July 1, 2022, AWA submitted a memorandum to the City regarding ADU connections, indicating ADUs would be treated in the same manner as any new service connection, although ADUs within an existing SFU are exempt from needing a separate connection and payment of service capacity fees. AWA has identified it is available to coordinate with Sutter Creek, and other jurisdictions, to ensure continued compliance with State law related to ADU and associated fees. Status:  Keep  Modify  Remove This program will be modified to include specific timeframes to coordinate with AWA and internal staff to develop modified water and sewer rates for residential second unit dwellings, AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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and also to ensure continued effectiveness and compliance with State law in the 6th Cycle Housing Element.

Program H-2: Application Processing ProceduresThe City shall review the application processing procedures annually to determine their effectiveness and recommend necessary amendments to the Planning Commission. Time Frame: Annually Accomplishments: Implemented and ongoing. City staff reviews application-processing procedures annually. In 2012, checklists were developed to assist applicants in meeting the City’s requirements. The Planning Commission reviewed and agreed to the use of the recommended checklist. Checklists were updated in 2019 and 2020 to streamline and improve electronic forms and provide clarity. Status:  Keep  Modify  Remove This program effectively reviews and updates application processing procedures and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-3: Development Fees The City shall continue to annually review the City's development fees so that they represent a fair charge for review and processing of permit applications. Time Frame: Annually Accomplishments: Implemented and ongoing. The City’s Engineering and Planning Fee Schedule was last modified in 2017. Status:  Keep  Modify  Remove This program to continually assess and update development fees is effective and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-4: Planned DevelopmentThe City shall encourage developer constructed affordable housing in large, undeveloped portions of the City's planning area through use of the Planned Development (PD) land use zoning designation. The City shall encourage clustering of units on small lots to reduce the cost of lots, housing construction, improvements, site preparation, and infrastructure. The City shall require that developers providing affordable housing units or lots in planned developments show how the lots or units will be made affordable to low- and very low-income households, and maintained as such, prior to approval of a development plan or tentative map for the project. Time Frame: Ongoing Accomplishments: Implemented and ongoing. This program is implemented on a case-bycase basis for major subdivisions. Affordable housing benefits provided by the Gold Rush Ranch Specific Plan are highlighted in Chapter 3 of the Specific Plan and include an affordable housing trust fund, 70 units restricted to affordable prices, a minimum of 64 ADUs, and mixed-use development near the County Transit Center. Status:  Keep  Modify  Remove This program to encourage developers to construct affordable housing is effective and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-5: Density Bonus Accomplishments: Implemented and ongoing. A density bonus is implemented on a caseby-case basis for major subdivisions. The most recent example of implementation of this AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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The City shall adopt a density bonus ordinance pursuant to State Government Code Section 65915, which requires local governments to grant a density bonus of at least 35 percent. Time Frame: June 2015 program is approval of the GRRSP. The City, however, has not yet formally codified a density bonus ordinance, but is in the process of completing this through the zoning code update. Status:  Keep  Modify  Remove This program will be modified in the 6th Cycle Housing Element to codify a density bonus to ensure continued effectiveness.

Program H-6: Fee Waiver or Deferral The City shall review its fees imposed on development and identify those fees that could be waived or reduced for low- and moderate- income housing developments on a case-by-case basis. The City shall review its subdivision, zoning, and building codes for unnecessary and costly requirements, which could be waived for low-income housing. The City shall ensure that proposed modifications will not create safety hazards, increase liability, or develop inconsistencies with the General Plan, City regulations or State law. The City shall amend its codes as necessary. Time Frame: Annually and with each development application Accomplishments: Partially implemented and ongoing. This program is implemented on a case-by-case basis for major subdivisions. The fees for the Gold Rush Ranch Specific Plan were waived in recognition of benefits to the City committed to by the Development Agreement, including new low- and moderate-income housing. An ordinance has not been adopted to reduce fees in recognition of the changing economy, changing regulations, and the desire to negotiate maximum benefits to the City during project review. The City Building Code provides opportunities for waiving requirements for low-income housing. The City has reviewed its subdivision, zoning, and building codes and has continued to find the requirements are necessary. Status:  Keep  Modify  Remove This program for the City to waive and/or defer fees for reduced or low- and moderateincome housing developments is effective when implemented and will be modified in the 6th Cycle Housing Element to capture additional strategies to ensure continued effectiveness.

Program H-7: Reasonable AccommodationsThe City shall review and amend its Municipal Code to provide individuals with disabilities reasonable accommodation (in full compliance with Senate Bill 520) in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing. The City shall create a public information brochure on reasonable accommodation for disabled persons and provide that information on the City's website. Time Frame: June 2015 Accomplishments: Partially implemented and ongoing. The City has implemented this program through adoption of City Code Section 18.58 “Accommodation of Persons with Disabilities.” No further amendment to the City Code was made in regard to SB 520. Updates to the Code are in progress for 2022. A brochure on reasonable accommodation for disabled persons has not yet been created or provided on the City’s website. Status:  Keep  Modify  Remove This program for the City to incorporate reasonable accommodations is effective and will be modified in the 6th Cycle Housing Element to complete outstanding elements.

Program H-8: Transitional and Supportive Housing Accomplishments: Implemented and ongoing. The City’s Zoning Ordinance was updated to allow transitional housing in 2008. Ordinance 330 was created to allow transitional housing AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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The City shall review the General Plan Land Use Element and Zoning Ordinance to assure compliance with SB 2 requirements to allow transitional and supportive housing in zones that allow for residential housing. Time Frame: January 2015 in the R4 zone and additional Zoning Code updates are being made to allow transitional and supportive housing in the R-3 zone. Status:  Keep  Modify  Remove This program to support transitional and supportive housing is effective and will be kept in the 6th Cycle Housing Element to ensure the modifications that are underway are consistent with State law.

Program H-9: Historically Significant StructuresThe City shall assist, as appropriate, in the rehabilitation and adaptive reuse of historically-significant structures. This shall include assisting private property owners of historically-significant structures in applying for and utilizing State and Federal assistance programs as appropriate. Time Frame: Ongoing Accomplishments: Partially implemented and ongoing. The City Planning Department coordinates the rehabilitation and adaptive reuse of historically significant structures as appropriate. No historically significant residential structures have been processed since the last update of the Housing Element. The Sutter Creek Community Benefit Foundation is currently working on making improvements to the Old Sutter Creek Grammar School. Status:  Keep  Modify  Remove This program to support historically significant structures is effective and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness and compliance with new and updated regulations.

Program H-10: Allow Residential Care Facilities per State LawThe Zoning Ordinance shall be amended to allow residential care facilities by right in residential zones for small facilities (six persons or fewer) and with a conditional use permit for large facilities (seven persons or more) consistent with State Law. Time Frame: January 2015 Accomplishments: Partially Implemented and ongoing. Group dwellings are permitted within the R-4 and C-2 zones, as well as transitional housing, farm worker housing, and single room occupancy dwellings. No amendment to the Zoning Ordinance occurred, but the he Zoning Ordinance is in the process of being updated (2022 ) to allow residential care homes in the following zones: RR, RL, R-1, R-2, and R-3 zones. Status:  Keep  Modify  Remove This program to support residential care facilities has been partially effective since group dwellings are permitted within certain zones and will be modified in the 6th Cycle Housing Element to designate a deadline for the City to amend the Zoning Ordinance to be consistent with State Law.

Program H-11: Assisting “At-Risk: Units The City currently contains no deed-restricted units and therefore there are no “at-risk” units at this time. Should the City have any affordable units in the future, the City will contact all state and federal agencies that might provide Accomplishments: Partially implemented and ongoing. The City currently contains no deedrestricted units and therefore there are no “at-risk” units at this time. Should the City have any affordable units in the future, the City will contact all state and federal agencies that might provide affordable housing funds to determine whether any funding is available for future preservation of assisted housing developments. The City will work with not-for- profit AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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affordable housing funds to determine whether any funding is available for future preservation of assisted housing developments. The City will work with not-for- profit housing providers to apply for affordable housing subsidies that may be available for this use, if necessary in the future. Time Frame: As needed housing providers to apply for affordable housing subsidies that may be available for this use, if necessary in the future. Status:  Keep  Modify  Remove This program to address at-risk units will be removed from the Housing Plan as the City does not have any deed-restricted or at-risk units at this time. The need for a similar program will be reviewed in subsequent Housing Element Updates if there are assisted or at-risk units at that time.

City of Plymouth
Program H-1: Zoning Code Review and Update To ensure that the Zoning Code works in conjunction with General Plan policies to achieve housing and other City objectives, the City will review and modify its Zoning Code on an ongoing basis. Revisions will be made, as appropriate, to promote flexibility in densities and uses, along with incentives for affordable housing production. Time Frame: Annually Accomplishments: Implemented and ongoing. The Zoning Code was last updated in January 2022. Status:  Keep  Modify  Remove This program to update the Zoning Code is effective and will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-2: Subdivision Ordinance Review and Update The City will undertake a review and update of the subdivision ordinance. Along with updated subdivision standards, the review will consider regulatory concessions that can help reduce the costs of affordable housing development while balancing basic environmental, health, and safety needs. While reducing allowable lot sizes can contribute substantially to a reduction in total housing costs (i.e., lower per-unit land and infrastructure improvement costs due to higher densities), the vast majority of single-family residential lots are already at a minimum size to allow single-family residential units. The subdivision ordinance should be reviewed and revised, if necessary, with regard to multifamily unit conversion from rentals to for- purchase housing (i.e., condominiums). Time Frame: June 2015 Accomplishments: Implemented and ongoing. The Subdivision Ordinance was last updated in March 2021. Status:  Keep  Modify  Remove This program review and update the subdivision ordinance will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-3: Fee Structure Accomplishments: Implemented and ongoing. The Fee Structure was last updated in March 2021.

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The City will conduct an annual review and revision of City financing mechanisms and fee structure to ensure that (1) adequate funding is available for infrastructure and services needed to support growth, and (2) fees and revenues are adequate without causing an undue burden. If any constraints are identified, the City will establish mitigating actions including concessions or incentives such as deferring or reducing housing impact fees for developments that include affordable units. Time Frame: Annually, as projects are submitted by developers and landowners Status:  Keep  Modify  Remove
This program to conduct an annual review and review of City financing mechanisms and fee structure will be kept in the 6th Cycle Housing Element to ensure continued effectiveness.

Program H-4: Design ReviewThe City will consider adopting design guidelines for development of duplexes and small-scale multi-family units in addition to other flexible housing designs. The guidelines will consider building orientation, ceiling height, street layout, lot design, landscaping, and street tree configuration in subdivision review for the purposes of solar access and energy/water conservation. The design review process, as a component of project review, will be carried out either as ministerial or discretionary review, according to project type. The process will encourage innovative housing types and design, and allow mobile homes and factory-built housing with permanent foundations that also meet all design review requirements to be placed on residentially zoned parcels, pursuant to zoning and design review requirements. Finally, design reviews will be used to ensure that historic structures are retained. The Planning Commission will create a historic district so that the design review process can be applied to the identified structures and to allow for the application of the State’s Historic Building Code. To ensure the design review guidelines do not pose a constraint on the development of affordable housing the city will, during the drafting of the guidelines reach out to non profit and other developers as well as annually review and revise the process. Time Frame: Consider adopting design guidelines by June 2015. Annually review as part of the City’s APR.

Accomplishments: Partially implemented and ongoing. While the City is amenable to the adoption of design guidelines, this program to adopt design guidelines was not implemented due to lack of staff resources. Status:  Keep  Modify  Remove This program is considered effective, despite not having been implemented and will be modified in the 6th Cycle Housing Element to specify a timeline for design guidelines adoption by the City Council.

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Program H-5: Building CodeThe City will continue to adopt current updates and enforce the Uniform Building Code to ensure that all new and rehabilitated housing constructed in Plymouth complies with applicable health and safety requirements, including energy conservation and handicapped accessibility. The update would incorporate the provisions of the State Historical Building Code, a statute within the Health and Safety Code. The California Historical Building Code consists of regulations adopted pursuant to building standards law—Part 8 of Title 24 of California’s Code of Regulations, and Chapter 34, Division II of the California Building Code. Such standards and regulations will facilitate the restoration or change of occupancy so as to preserve the buildings original or restored elements and historical features, to encourage energy conservation and a cost-effective approach to preservation, and to provide for reasonable safety from fire or other hazards for occupants and users of these buildings and to provide reasonable availability and usability by the persons with disabilities. Time Frame: Ongoing Accomplishments: Implemented and ongoing. The Building Code was most recently adopted in 2019. Status:  Keep  Modify  Remove This program to adopt current updates and enforce the Uniform Building Code will be kept in the 6th Cycle Housing Element to ensure continued compliance and effectiveness.

Program H-6: Assisting “At-Risk“ UnitsThe City currently contains no deed-restricted units and therefore there are no “at-risk” units at this time. Should the City have any affordable units in the future, the City will contact all state and federal agencies that might provide affordable housing funds to determine whether any funding is available for future preservation of assisted housing developments. The City will work with not-for- profit housing providers to apply for affordable housing subsidies that may be available for this use, if necessary in the future. Time Frame: As needed Accomplishments: There are no “at-risk” units in the City at this time. Should the City have any affordable units in the future, the City will contact all state and federal agencies that might provide affordable housing funds to determine whether any funding is available for future preservation of assisted housing developments. The City will work with not-for- profit housing providers to apply for affordable housing subsidies that may be available for this use, if necessary in the future. Status:  Keep  Modify  Remove This program to support deed-restricted units will be modified in the 6th Cycle Housing Element to include a policy to require that the City coordinates with agencies and developers as needed.

Program H-7: Parking Requirements The City will amend the Zoning Code to require 1.5 parking spaces for studio apartments and 1 bedroom units in multi-family housing developments.

Accomplishments: Partially implemented and ongoing. While the City is amenable to the amendment of parking requirements, the City’s current Zoning Code does not include revised provisions for studio apartments and multi-housing developments. This program AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Time Frame: January 2015 will be modified to ensure that the program will be implemented with the next Zoning Code update. Status:  Keep  Modify  Remove
This program to amend parking requirements has not been implemented due to lack of staff resources and will be modified to require implementation in the next Zoning Code update in the 6th Cycle Housing Element.

Program H-8: Single-Room Occupancy Units Allow for single-room occupancy units with a Conditional Use Permit in the Commercial (C) zone. Time Frame: January 2015 Accomplishments: Partially implemented and ongoing. While the City is amenable to the accommodation of single-room occupancy units, the City does not have a mechanism to allow for single-room occupancy units with a Conditional Use Permit. This program will be modified to state that the program will be implemented with the next Zoning Code update. Status:  Keep  Modify  Remove This program to allow for single-room occupancy units with a Conditional Use Permit has not been implemented due to lack of staff resources and will be modified to require implementation in the next Zoning Code update in the 6th Cycle Housing Element.

Program H-9: Rezone to Meet the RHNAThe City had a shortfall of land available to extremely low-, very low-, and lowincome households during the 4th cycle. The City needs enough land to accommodate 26 units. To address this shortfall, the City is planning to rezone and redesignate a 12.2 acre parcel (APN 010-178-011-000) Village Residential (VR) with a Planned Development (PD) overlay by June 30, 2015. A new General Plan designation will be created and applied to this parcel that will allow up to 21 dwelling units per acre. The Village Residential zoning district allows 16 units per acre. The process will include finalizing the inclusion of the description of the PD overlay zoning district in the Zoning Ordinance. This will include allowing up to 21 dwelling units per acre where the PD Overlay is applied. Through the PD overlay residential uses without discretionary review will be allowed on enough of the parcel to accommodate 26 dwelling units at 16 units per acre or 1.63 acres. A minimum residential density of 16 units per acre will be placed on at least this portion of the parcel per Government Code Sections 65583(c)(1) (A), and 65583(c)(1) (B), Chapter 724. This portion of the site would also be required to develop with at least 50 Accomplishments: Implemented and ongoing. The City updated its General Plan and Development Code. While the City did not apply the PD overlay to achieve the 21 units per acre as envisioned by Program H-9, the General Plan Update and rezone did establish the Village Residential and Village Commercial zones. The Village Residential zone allows a maximum of 16 units per acre and the Village Commercial zone does not have a maximum density. The maximum floor area ratio allowed in the Village Commercial zone is 0.7, which would accommodate up to 54 units per acre assuming an average unit size of 1,500 s.f., resulting in sites that met the default density requirements (at least 15 units/acre) to accommodate the City’s lower income units from the 4th and 5th Cycle RHNA. However, the rezoning effort did not provide for ministerial (by right) review for developments in which at least 20 percent of the units are affordable to lower income households per Government Code Section 65583. Status:  Keep  Modify  Remove While sites were rezoned to accommodate the 5th Cycle RHNA, the Housing Plan includes a program to ensure that units on rezoned sites to accommodate the need are allowed with ministerial review pursuant to Government Code Section 65583.

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percent of the total project floor area as residential uses when development is proposed. The remainder of the site could allow a mix of uses including residential. In addition, any subdivision of this portion of the parcel would result in parcels that could accommodate at least 16 units on each parcel. Approximately 5 acres of the 12.2 acre site are easily developable and can accommodate up to 32 units, at a minimum. The minimum of 1.63 acres described above will be a subarea of the 5 easily developable acres. There are no conditions that exist on the easily developable portion of the site that would preclude development. Once the rezoning and redesignation occurs, the six extra units from this site when the 26 units from the 4th cycle are subtracted can also count towards the 5th cycle lower income RHNA. The site will be available for development within the planning period where water and sewer can be provided and not have any physical or environmental constraints on the site. Time Frame: June 30, 2015Program H-10: Monitor Constraints on Multi-family Housing. Currently, the City allows for the development of multifamily homes in the Village Commercial (VC) zoning district with a Conditional Use Permit. Throughout the planning period the City will evaluate whether requiring a Conditional Use permit in the VC zone is an impediment to developing multifamily housing in that zone. If it is determined that this is an impediment, the City will amend the Zoning Ordinance to remove the Conditional Use Permit requirement for multifamily in the VC zone. Time Frame: Evaluate annually Accomplishments: Partially implemented and ongoing. While the City is amenable to monitoring constraints on multi-family housing, the City has not monitored constraints on multi-family housing due to lack of staff resources. The County has not notified public and/or private sewer and water providers per Section 65589.7 of the Government Code to provide service for new affordable housing projects, without conditions or a reduction in the amount requested. Status:  Keep  Modify  Remove
This program is considered effective, despite not having been implemented and will be modified in the 6th Cycle Housing Element to ensure compliance with State law.

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VII. OTHER REQUIREMENTS
A. ENERGY CONSERVATION OPPORTUNITIES
Government Code Section 65583(a)(7) requires that a housing element contain an analysis of opportunities for energy conservation with respect to residential development. The purpose of this analysis is to ensure the locality has considered how energy conservation can be achieved in residential development and how energy conservation requirements may contribute to reducing overall development costs and, therefore, increasing the supply and affordability of units.

Amador County, City of Ione, City of Jackson, City of Plymouth, and City of Sutter Creek do not operate, nor is it responsible for producing or operating, any electrical or other power sources to provide energy supplies to residential customers. However, the Building Division of the Department of Community Services is charged with the responsibility of enforcing State Energy Efficiency Standards for Residential and Non-Residential Buildings (Government Code Title 24, Part 6) in addition to all applicable sections of the California Building Standards Code.

The California Green Building Standards Code, Title 24, Part 11 of the California Code of Regulations (CALGreen) is California’s first green building code and the most recent version (2019) has been adopted by Amador County. The purpose of CALGreen is to improve public health, safety, and general welfare through enhanced design and construction of buildings using concepts that reduce negative impacts and promote those principles which have a positive environmental impact and encourage sustainable construction practices. CALGreen addresses: planning and design, energy efficiency, water efficiency and conservation, and environmental quality. It is the responsibility of builders and homeowners to comply with Title 24 standards, and for the County to enforce those standards through plan check and code compliance inspections. CALGreen includes mandatory measures for new residential development that address electric vehicle charging equipment and spaces, indoor and outdoor water efficiency requirements, energy measures adopted by the California Energy Commission, material conservation and efficiency standards that address construction waste, durability of construction materials, and recycling, and environmental quality.

New Development
There are many opportunities for conserving energy in new, as well as existing, homes. New buildings, by design, can easily incorporate energy efficient techniques into the construction. The building envelope, which is everything that separates the interior of the building from the outdoor environment: the doors, windows, walls, foundation, roof, and insulation, works to keep a building warm in the winter and cool in the summer.

Constructing new homes with energy-conserving features, in addition to retrofitting existing structures, will result in a reduction in monthly utility costs. There are many ways to determine how energy efficient an existing building is and, if needed, what improvements can be made. Examples of energy conservation opportunities include installation of insulation or storm windows and doors, installation or retrofitting of more efficient appliances and mechanical or solar energy systems, and building design and orientation, which incorporates energy conservation considerations.

The County encourages energy conservation in residential projects. New subdivision and parcel reviews are considered in terms of street layout and lot design. Residential structures must meet the requirements of Title 24 (CalGreen) relating to energy conservation features of the California Building Standards Code.

Retrofit
There are a number of methods available to improve conditions of existing structures and to decrease their energy demand, all of which fall under the general label of “retrofit.” Among the most common techniques for increasing building efficiency are: insulation of ceilings, heating-ventilating-air conditioning ducts and hot water heaters; weather stripping and caulking; night setback thermostats; spark ignited pilot lights; low-flow shower heads; window treatment to provide shade; and furnace efficiency modifications. The jurisdictions within Amador County monitor such modifications on substantial rehabilitation projects pursuant to the California Building Codes.

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Valley Clean Energy and PG&E, both described in subsection (e), offer a range of weatherization, energy assistance, and energy efficiency programs. Additional funding sources available to the County and property owners include HUD-sponsored grants or subsidized loans to owners and tenants in residential, commercial and agricultural buildings for the purchase and installation of conservation and solar measures. These funds are disbursed through the state and provide financial assistance to consumers for solar and energy conservation improvements.

Weatherization in existing dwellings can greatly cut down heating and cooling costs. Weatherization is generally done by performing or improving attic insulation, caulking, weather stripping and storm windows, furnace efficiency modifications, and certain mechanical measures to heating and cooling systems. The U.S. Department of Energy allocates money to States for disbursement to community-based organizations.

Other means of energy conservation in residential structures includes proper design and location of windows, window shades, orientation of the dwelling in relation to sun and wind direction, and roof overhang to let the winter sun in and block the summer sun out.

The jurisdictions encourage maintenance and rehabilitation of housing to maximize energy efficiency. The residential rehabilitation programs provide funding assistance for lower income households to rehabilitate their home and provide weatherization and energy retrofit improvements.

Energy Providers and Programs
Given the relatively recent upsurge in residential electrical rates, PG&E’s Low-Income Energy Management Department initiated a number of energy-saving programs for residential customers to use to help in controlling escalating electrical costs. Among the key financial assistance programs are:

CARE (California Alternate Rates for Energy) This program is designed to aid lower-income households and provides a 20% discount on monthly energy bills and ensures that these customers are not subject to surcharges.

REACH (Relief for Energy Assistance through Community Help) This program is oriented toward lowerincome customers who cannot pay their PG&E bill due to a sudden, unexpected financial hardship. It is a one-time payment through the Salvation Army with the help of donations from the utility’s shareholders, employees, and others.

Energy Partners is a free weatherization program involving local utility contractors who work with lowerincome customers to make their homes more energy efficient.

LIHEAP (Low-Income Home Energy Assistance Program) Lower-income households may qualify for financial assistance with energy bills and weatherization projects through the Department of Health and Human Services.

Services for Medical Baseline and Life-Support Customers. Residential customers dependent on lifesupport equipment and/or with special heating needs due to certain medical conditions may receive approximately 500 kilowatt-hours of electricity and/or 25 therms of gas per month, in addition to regular baseline quantities.

Balanced Payment Plan. This plan is designed for customers with substantially larger heating or cooling costs during extreme-weather months. PG&E charges customers the same each month based on average energy use for 1 year.

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PG&E also offers a variety of rebate programs for heating, cooling, appliances, home improvements, pools, and lighting installations for qualified projects. Pamphlets and other literature describing these programs and other programs are readily available at PG&E offices, as well as the permit counter at the Department of Resource Management.

B. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS
State law requires that the Housing Element contain a statement of “the means by which consistency will be achieved with other general plan elements and community goals” (California Government Code, Section 65583[c][6][B]). There are 2 aspects of this analysis: 1) an identification of other General Plan goals, policies, and programs that could affect implementation of the Housing Element or that could be affected by the implementation of the Housing Element, and 2) an identification of actions to ensure consistency between the Housing Element and affected parts of other General Plan elements.

The Housing Element is primarily a housing program assistance document, the implementation of which will not directly impact policies in other General Plan elements. The Housing Element does not conflict with the goals, policies, and programs related to circulation, conservation, open space, safety, and noise of each jurisdiction’s General Plan.

Revisions were made to the Housing Element goals, policies, and programs as a result of this update. While the majority of the revisions do not represent a significant change in policy or direction from the 2015 Housing Element in the context of the General Plan, Plymouth must identify additional sites to accommodate the RHNA as discussed in Chapter IV. The rezoning program provided in the Housing Plan includes amendments to Plymouth’s General Plan where necessary to maintain internal consistency.

C. PRIORITY WATER AND SEWER SERVICE
Government Code Section 65589.7(a) requires public agencies and private entities providing water or sewer services to grant a priority for provision of these services to proposed developments that include housing units affordable to lower income households. Program 19 within the Housing Plan ensures that each water and sewer service provider is notified of the County and Cities of Ione, Jackson, Plymouth, and Sutter Creek’s potential of very low- and low-income housing sites and is aware of the requirement of State law to ensure that priority for their water and sewer services is granted to development projects that include housing for lower-income households.

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COUNTYWIDE 6TH CYCLE HOUSING ELEMENT
Amador County, City of Amador City, City of Ione, City of Jackson, City of Plymouth, and City of Sutter Creek
Housing Element Contents
Part 1. Housing Plan
Part 2. Background Report
Part 3. Annexes to the Background Report
Part 4. Appendices to the Background Report

Part 3. Annex to the Background
Report
Note: Each jurisdiction will only adopt its Annex and will only make edits to its Annex as part of HCD review of the adopted Housing Element.

Adoption Draft
August 2023
Prepared By:

De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https://denovoplanning.com/

CITY OF SUTTER CREEK ANNEX
Annex to the Background Report
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SUTTER CREEK ANNEX
This Annex provides information specific to the City of Sutter Creek regarding governmental constraints and Sutter Creek’s inventory of residential sites. This Annex supplements the information in the Background Report and contains the following:

Chapter II – Sutter Creek Housing Needs Profile
Chapter III, Section B – Governmental Constraints – Sutter Creek.

Chapter IV – Inventory of Residential Sites – Sutter Creek.

Chapter V – Affirmatively Furthering Fair Housing Issues and Housing Sites – Sutter Creek II. SUTTER CREEK HOUSING NEEDS PROFILE
This section of the Annex highlights characteristics of Sutter Creek’s population and housing stock as a means of better understanding the nature and extent of the community’s housing needs. The Housing Needs Summary is comprised of the following components: A) Demographic Profile; B) Household Profile; C) Housing Stock Characteristics; and D) Regional Housing Needs. This section is based on data and information provided in Chapter II, Housing Needs Assessment, of the Background Report. For more detailed discussion of demographic, economic, and housing characteristics for each jurisdiction as well as Countywide, see the Chapter II of the Background Report.

1. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age groups can affect the type and amount of housing that is needed in a jurisdiction. According to data prepared by the California DOF, the population of Sutter Creek in 2021 was 2,421 people, an increase of approximately 3.4% or 79 people since 2000. Compared with the population percent change of other jurisdictions and countywide percent change (6.5%) since 2000, Sutter Creek experienced relatively lower population percent change. The median age of Sutter Creek residents increased from 42.9 in 2010 to 50.8 in 2019, which is approximately 14 years higher than the State’s median age of 36.5 and indicates an aging population that may need more housing options oriented toward seniors. Among all jurisdictions in Amador County, Sutter Creek experienced the greatest increase of median age. Sutter Creek’s residents are predominantly White (95.7%).

According to the ACS, the estimated civilian labor force in Sutter Creek totaled 1,046 people in 2019, decreasing by 196 workers or 15.8% since 2010. The largest industry in Sutter Creek in 2019 was Educational Services, and Health Care and Social Assistance at 19.7%, followed by Retail Trade at 14.8%, and Arts, Entertainment, Recreation, Accommodation, and Food Services at 14.0%.

Over the last decade, Agriculture, Forestry, Fishing/Hunting, and Mining, Manufacturing, and Other Services, except Public Administration experienced highest growth in civilian labor force. Wages of occupations are based on the Quarterly Census of Employment and Wages (QCEW) countywide data. Amador County is located within the Eastern Sierra-Mother Lode Region. EDD projections indicate that the total employment within the Eastern Sierra-Mother Lode Region is expected to increase by 6.4% between 2018 and 2028. The highest forecast for job growth is in Educational Services (Private), Health Care, and Social Assistance (20.9% increase) and Private Household Workers (14.3% increase).

2. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. Countywide, 76.5% of households own their home and 23.5% rent. Sutter Creek’s renter rate is higher than the countywide renter rate, and conversely the homeowner rate in Sutter Creek is lower than the countywide rate, with 47.5% homeowner household and 52.5% renter households. In 2019, the majority of households in Sutter Creek consisted of 2 to 4 persons (47.0%). Large households of 5 or more persons only made up 5.8% of the total households in Sutter Creek, lower than the countywide average of 6.9%.

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Approximately 412 (35.1%) households in Sutter Creek overpay for housing, which is higher than the countywide average of

31.9%. The majority of households in Sutter Creek overpaying for housing are in the extremely low (140 households overpaying), very low (140 households overpaying), and low categories (74 households overpaying). In Sutter Creek, more renter households overpay for housing (294 renter households overpaying) than owner households (116 owner households overpaying). In 2019,

15.1% of individuals and 7.9% families in Sutter Creek were listed as living below the poverty level. Among all jurisdictions within Amador County, Sutter Creek has the third-highest rate of families living in poverty. Although female-headed households made up only 15.1% of all families in Sutter Creek, they accounted for 41.3% of families in poverty. Additionally, large families made up 7.6% of all families but counted for 65.8% of families in poverty.

3. HOUSING STOCK PROFILE
In 2000 there were 1,115 housing units in Sutter Creek. By 2010, the number increased to 1,367 units. The DOF E-5 Report indicates that the number of total housing units in Sutter Creek increased from 1,367 in 2010 to 1,404 in 2021. According to the 2019 ACS data, of the total occupied housing units in 2010, 51.6% (664 units) were owner-occupied and 48.4% (622 units) were renter households. In 2019, the distribution of occupied housing units in Sutter Creek slightly decreased with 47.5% (568 units) of the occupied housing units as owner-occupied and 52.5% (628 units) as rental units.

The 2019 ACS data also indicates that there were 126 vacant units (11.5%) in Sutter Creek. Of the total vacant units, there are no units classified as for rent, 14 units (11.1%) classified as for sale, 77 units (61.1%) classified as for seasonal, recreational, or occasional use, and 24 units (19.0%) classified as other vacant. Vacant units available for sale included 14 units and there were no vacant units for rent.

In 2019, 652 or 47.1% of housing units in Sutter Creek were built 1970 or earlier, with 4.3% have no house heating fuel or use wood fuel only. The City of Sutter Creek identified that there are no areas of the City with concentrations of housing that is in need of repair and it is anticipated that homes in need of repair are distributed throughout the City. Respondents from Sutter Creek to the Housing Needs and Priorities Survey (Appendix B) indicated that units are primarily in excellent condition (62%) and that the remaining units need various degrees of repair, including 15% in minor condition with need for minor repairs, 23% in need of moderate repair (e.g., one or more modest rehabilitation improvements, such as new roof, new siding, etc.) and none that are dilapidated and require replacement. Further, 15% of respondents also indicated that their home is in poor condition and needs repair. Overall, it is estimated that approximately 20-25% of the housing stock needs moderate to substantial rehabilitation and 2-4% of the housing stock may need replacement.

Overcrowded households in Sutter Creek appear to be significant compared to the State and surrounding areas. According the 2015–2019 American Community Survey, overcrowding in Sutter Creek was 16.3% (102 housing units), compared to 6.8% countywide and 8.2% statewide. Only 5 overcrowded households in Sutter Creek were owner households and the rest 97 overcrowded households were owner households. There were 37 severely overcrowded renter households in Sutter Creek in 2019.

From 2010 to 2019, renters in Sutter Creek saw a rent decrease of 5.4% while homeowners experienced a 37.5% decrease in monthly ownership costs. The median home sales price in Sutter Creek in September 2021 is $487,500, an increase of 30.0% from $375,000 in September 2020. Sutter Creek saw the second largest increase in median sales price than any other jurisdictions in Amador County and had the second highest median sales price in September 2021. A review of rental data on Craigslist.com, Zillow.com, and RentalSource.com identified 27 units for rent in Amador County in early November 2022. Rents in the Sutter Creek are generally affordable to moderate and above moderate income households with 3 units ranging from $2,100-$2,695 for a 3 bedroom (Moderate and higher) and $2,250 for a 4 bedroom (Moderate and higher)

4. HOUSING NEEDS PROFILE
As described in the Background Report, the Regional Housing Needs Allocation (RHNA) is a State-mandated process devised to distribute planning responsibility for housing need throughout the State of California. Chapter IV discusses Sutter Creek’s ability AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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to accommodate its RHNA. The regional housing needs allocation for each jurisdiction in Amador County, as shown by Table IISC-1 below, is allocated by HCD to address existing and future needs and covers a time period from 2021-2029.

Table II-SC-1. Regional Housing Needs Allocation by Jurisdiction (2021–2029 Planning Period) Income Group
Affordable
Monthly
Housing
Costs2
Unincorporated
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek
Very Low3: < 50% AMI
< $39,350 $984 109 1 30 27 7 15
Low: 50-80% AMI
$39,350 - $62,950
$984 -
$1,574 62 1 20 23 5 12
Moderate: 80-120% AMI
$62,950 - $94,450
$1,574 -
$2,361 72 1 25 24 5 13
Above Moderate: 120 + AMI
$94,450 $2,361 134 2 42 64 13 34
Total n/a 377 5 117 138 30 74
1 HCD has established these income limits for Amador County for 2021. 2 In determining how much families at each of these income levels should pay for housing, HCD considers housing “affordable” if the amount of rent or total ownership cost (principal, interest, taxes, and insurance) paid does not exceed 30% of gross household income. 3 50% of the County’s very low-income housing needs (95 units) are for extremely low-income households, which are defined as those families earning less than 30% of median income.

Source: HCD 2021 State Income Levels

SPECIAL NEEDS HOUSEHOLDS
Chapter II, Housing Needs Assessment, of the Background Report provides more information regarding special needs households.

Refer to Chapter IV, Section B, for a summary of housing assistance and community service providers that serve lower income and special needs households.

Extremely Low-Income Households
In 2018, there are 200 Extremely Low-Income (ELI) households in Sutter Creek, making up 17.1% of all households in Sutter Creek. Within these ELI households, there are 135 households overpay for housing, making up 67.5% of total ELI households. In detail, 105 ELI renter households and 30 ELI owner households overpay for housing. Within 135 ELI households that overpay for housing, 115 of these households severely overpay for housing, including 85 renter households and 30 owner households.

Housing issues faced by ELI households include overpayment, overcrowding, and higher reliance on public transit, walking, and bicycling.

Senior Households
In 2019, there were 541 households with a head of household who is 65 years of age or older representing 45.2% of all households in Sutter Creek. Overall, the number of households with a head of household who is 65 years or older increased by about 28.2% or 119 households when compared to 2010. Because seniors tend to live on fixed incomes dictated by Social Security and other retirement benefits, those who do not own their homes are significantly affected by rising housing costs. Also, while some seniors may prefer to live in single-family detached homes, others may desire smaller, more affordable homes with less upkeep, such as condominiums, townhouses, apartments, or mobile homes.

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Persons with a Disability
Between 2015 and 2019 there was decrease in the number of persons with a disability in Sutter Creek from 223 in 2015 to 119 in 2019. The number of persons employed with a disability decreased from 59 persons in 2015 to 42 persons in 2019. Similarly, the number of persons with a disability not in the labor force decreased from 146 persons in 2015 to 77 persons in 2019. For persons ages 0 to 64 in Sutter Creek, the most common disabilities are cognitive difficulties (25.5%), hearing difficulties (24.7%), and ambulatory difficulties (20.2%). For the population of ages 65 and over, the most common disabilities are ambulatory difficulties (24.0%), independent living difficulties (22.4%), and hearing difficulties (16.2%). Generally, people with disabilities experience disproportionate rates of poverty. Housing needs of disabled people include units that have features to accommodate persons with disabilities. Additionally, many individuals with ambulatory, self-care, or independent living difficulties need support including caregivers or In-Home Supportive Services (IHSS) to live independently. Persons with disabilities in rural areas may face additional challenges in finding housing that is affordable, accessible, and near supportive services, such as transit and hospitals.

Large Households
Approximately 69 households (5.8%) are large households with 5 or more persons. In 2019, approximately 47.5% of large households in Sutter Creek owned their own homes and the remaining 52.5% are renter households. In Sutter Creek, 5-person households make up nearly 40.6% of the large family households with households with 6 or more persons accounting for the remaining 59.4% of large households. For owner households, 5-person households make up 84.8% of the large family households with 6 or more persons accounting for the remaining 15.2% large households. For renters, 5-person households make up 40.6% of large households with 6 or more persons accounting for the remaining 59.4% large households.

Female-Headed Households with Children
With over 582 households in Sutter Creek, there are 88 households with female heads, making up approximately 15.1% of households in Sutter Creek. Although female-headed households made up only 15.1% of all families in Sutter Creek, they accounted for 41.3% of families in poverty. Female-headed households with children can have lower incomes and higher living expenses and may lack the resources needed for adequate childcare or job training services, often making the search for affordable, decent, and safe housing more difficult.

Homeless
The 2022 Point-in-Time (PIT) Count identified 184 total homeless persons countywide, consisting of 27 sheltered and 157 unsheltered homeless, which reflects a decrease in homelessness from the 2019 count which identified 224 homeless persons.

Based on available data, it is estimated there are approximately 11 unsheltered homeless persons in Sutter Creek. While characteristics of the homeless population are not available at the local level, of the 184 homeless individuals countywide, 48% are chronically homeless, 12% are veterans, 3% are between 18 to 24 years old, 30% experienced domestic violence, 17% have substance abuse disorder, and 24% have mental illness.

Farmworkers
Employed persons in Sutter Creek included 0.9% of those employed in agriculture, forestry, fishing/hunting, and mining Countywide. The USDA Agricultural Census does not provide information at the local level, but does show that there are 482 farms in Amador County including 111 farms with a total of 515 hired, 715 unpaid, and 459 migrant workers. Unpaid workers include those that are family members of the farm operator and unpaid partners of the operator. Based on Sutter Creek’s share of persons with agriculture-related employment Countywide, it is estimated that there are approximately 5 hired, 6 unpaid, and 4 migrant workers. Farmworkers often live in substandard homes or overcrowded situations. Housing needs of farmworkers range from the need for seasonal migrant housing (both for single persons and households), affordable homeownership opportunities, permanent rental farmworker housing affordable to lower income households, with a significant portion of units for extremely low income households, and housing rehabilitation programs (both for farmworkers and property owners of housing occupied by farmworkers).

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CHAPTER III. B. HOUSING CONSTRAINTS
B. GOVERNMENTAL CONSTRAINTS – SUTTER CREEK

1. LAND USE CONTROLS
Land use controls guide local growth and development. Sutter Creek applies land use controls through its General Plan, Community/Area Plans, and Zoning Ordinance. All residential land use classifications pose a constraint on residential development in the sense that various conditions, building requirements, and limitations restrict a pure free market ability to construct housing.

Land use regulations also have the potential of adding costs to construction, which indirectly may constrain housing. These impacts are measured against the general health and public safety served in the adoption of such regulations. Standards have been determined by Sutter Creek to establish minimum constraints to provide for adequate separation of buildings for fire protection, air and light between structures, and the intensity of development. Implementation of these standards has not resulted in a serious constraint in providing housing to the various income levels. a. GENERAL PLAN LAND USE DESIGNATIONS
By definition, local land use controls constrain housing development by restricting housing to certain sections of Sutter Creek and by limiting the number of housing units that can be built on a given parcel of land. The City’s 2019 General Plan (General Plan) establishes land use designations for all land within Sutter Creek’s area and defines community growth boundaries. The Land Use Element also includes a land use map that establishes the location of each of these designations. Table III-SC-1 identifies the different land use designations in Sutter Creek’s General Plan that accommodate residential development.

Table III-SC-1. Residential Land Use Categories and Density Land Use Category Description Residential
Density
Implementing
Zoning
District(s)
Residential Estates (RE) The “RE,” Residential Estates, land use designation is applied to lands for residential use, but with large lot sizes in order to promote and maintain the rural character of the area. The “RE” designation is also applied to areas characterized by terrain that is less suitable for higher residential densities.

The minimum parcel or lot size is one acre, with the size to reflect access to the site, services available, terrain, soil composition, and other environmental features. Population density and building intensity is one household and one single family dwelling per acre.
1 dwelling
unit/acre
Residential Estates
(RE)
Residential Low Density
(RL)
The “RL,” Residential Low Density, land use designation is applied to lands for residential use where higher densities than allowed by the RE designation can be supported while maintaining desired rural character.

The minimum parcel or lot size is ½ acre, with the size to reflect access to the site, services available, terrain, soil, and other environmental factors. Population density and building intensity is one household and one single family dwelling unit per ½ acre. 2 dwelling
units/acre
Residential Low
Density (RL)
Residential Single
Family (RSF)
The “RSF,” Residential Single Family, land use designation is generally applied to lands with a full range of services available and is best suitable for subdivision development. The “RSF” designated lands are generally those regarded for standard lot size single family construction.

6.22 dwelling
units/acre
One Family
Dwelling (R-1)
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The minimum parcel or lot size is 7,000 square feet. The population density and building intensity is one household and one single family dwelling per 7,000 square feet. Maximum lot coverage is 50%.

Residential Medium
(RM)
The “RM,” Residential Medium, land use designation is generally applicable to lands where smaller lot sizes consistently appear (as in the mobile home park), or where duplex, triplex, or fourplex housing development is suitable.

The minimum parcel or lot size for duplex development is 7,000 square feet. Maximum population density and building intensity is one household, one dwelling unit per 3,000 square feet of parcel or lot area (up to 15 units/acre). Maximum lot coverage is 75%.
15 dwelling
units/acre
Two-Family
Dwelling (R-2)
Residential High (RH) The “RH,” Residential High, land use designation is generally applied to lands where multifamily housing development is preferred. Land use constraints due to soils, terrain, access, services, aesthetics, open space, or other environmental features as identified with project application processing should enter into decisions regarding density.

Minimum parcel or lot size is 3,500 square feet. The maximum allowable density and building intensity will be 16 to 29 dwelling units per acre. Maximum lot coverage is 75%.
16-29 dwelling
units/acre
Limited Multiple
Family (R-3);
Multiple Family
(R-34)
Mixed Use (MU) The “MU,” Mixed Use, land use designation is intended for areas where residences and professional offices or limited, low-intensity commercial activities may be combined within one building or complex of buildings. This land use may be applied in or near the historic downtown area where this combination of uses is somewhat historic or it may be applied to new areas of the City where limited commercial activity and private entrepreneurs can be encouraged in buildings that also serve as a residence.

Minimum lot size is 7,000 square feet per lot. Maximum
population density and building intensity is eight households and eight housing units per acre or equivalent. Maximum lot coverage is 50%.
8 dwelling
units/acre
Mixed Use (MU)
Commercial (C) The “C,” Commercial, land use designation is applied to those areas of the City where retail, commercial, and professional business services are preferred. Residential uses of “RH” densities may also be compatible provided that the multiple family housing design standards of the land use element and other policies, standards, and codes can be met. Application of the “C” designation is to insure the economic vitality of the City.

Minimum parcel or lot size is 7,000 square feet. Maximum population density is 16 to 29 households per acre or equivalent (34.24-62.06 persons per acre). Maximum parcel or lot coverage is 85%.
16-29 dwelling
units/acre
Limited
Commercial (C1); Commercial
(C-2)
Downtown Commercial
(DTC)
The “DTC”, Downtown Commercial, land use designation is applied to a specified area of historic downtown Sutter Creek wherein the range of commercial uses that are allowed and the way in which these uses are conducted are strictly controlled by 16-29 dwelling
units/acre
Downtown
Commercial
(DTC)
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the City’s zoning ordinance, to protect the district’s attractive and historic quality. This designation allows a smaller lot size and a greater building intensity than the City’s regular commercial district, which is consistent with the history of the downtown area.

Single family (studio) apartments and multi-family apartments are allowed to be conducted as secondary, accessory uses
customarily associated with the downtown commercial district provided parking and other concerns are adequately addressed.

The minimum lot size is 7,000 square feet. Maximum population density and building intensity is 16 to 29 households/housing units per acre or equivalent. Maximum building coverage is 95%.

Industrial (I) The “I”, Industrial, land use designation is applied to those lands most suitable for manufacturing or light industrial activities. The “I” designation is to promote a varied and stable local economy.

Commercial uses would generally be compatible. Where the “I” designation is combined with a “(pd)” planned development designation “light industry” is considered most appropriate.

Where the “I” designation stands alone, heavy industry uses shall be allowed and protected from land use conflicts.

Minimum parcel or lot size is 7,000 square feet. One caretaker family housing unit may be allowed per business in operation.

Maximum population density is 6 households per acre or the equivalent (12.84 persons per acre). Maximum parcel or lot coverage is 90%.
6 dwelling
units/acre
Light Industrial (I1); Heavy
Industrial (I-2)
Public Service (PS) The “PS”, Public Service, land use designation is applied to those lands with a public or quasi-public use. Minimum parcel size shall be 7,000 square feet; maximum lot coverage shall be 85%; and maximum population density shall be 1,000 persons per gross acre for facilities or events involving the periodic assemblage of large numbers of people. Such facilities and events may be controlled by discretionary conditional use permit.

One caretaker family housing unit may be allowed per parcel.

Maximum population density is 6 households per acre or the equivalent (12.84 persons per acre). Maximum lot or parcel coverage is 85%.
6 dwelling
units/acre
Public Service (PS)
Recreation (R) The “R”, Recreation, land use designation is applied to lands where recreational facilities are to be located and protected from conflicting uses. Minimum parcel size shall be 7,000 square feet; maximum lot coverage shall be 50%; and maximum population density shall be 1,000 persons per gross acre for facilities or events involving the periodic assemblage of large numbers of people. Such facilities and events may be controlled by a conditional use permit. One caretaker family housing unit may be allowed per parcel. Maximum population density is 6 households per acre or the equivalent (12.84 persons per acre).
6 dwelling
units/acre
Recreation (R)
Mining (M) The “M,” Mining, land use designation identifies areas where potentially valuable mineral reserves may exist and where carefully controlled mining for these resources is allowed. The City is required to insure protection of such mineral reserves by state law. Use or development of such areas within the City shall be allowed only after approval by the City of a conditional use permit and/or a mineral resource protection plan that is prepared 1 dwelling
unit/acre
N/A
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or reviewed by a California registered qualified geologist. Land uses allowed in “M” areas shall be limited to mineral extraction, processing, prospecting, exploration, and other directly related uses. The City shall control such activities within the City by use permit and applicable provisions of the State Surface Mining and Reclamation Act and the California Environmental Quality Act.

Minimum parcel size in “M” designated areas is five acres.

Maximum population density is one household per acre or equivalent (2.14 persons per acre) in conjunction with the (pd) combined designation. Maximum building coverage is 50%.

Gold Rush Ranch Specific Plan
Gold Rush Ranch Single
family Detached
Residential (GRRSPSFDR)
The “GRRSP-SFDR” land use designation applies to a range of lot and home sizes to accommodate a range of housing demands, including duplexes on corner lots. The average lot size will be 7,000 square feet or greater, to accommodate affordable housing.

Low and moderate income housing shall equal ten percent (10%) of the approved dwelling units. Within each small lot subdivision, between 8% to 12% of the lots may be 4,500 square feet to 6,999 square feet to accommodate low and moderate affordable
housing. At least two types of housing units affordable for lowand moderate-income households shall be located within each small lot subdivision. Housing types include, but are not limited to, cottages and duplexes. Maximum building coverage in 50%.

Allowed density ranges from 4 to 8 units per acre, or 8.72 to 17.44 persons per acre. The maximum building height is 35 feet. 4-8 dwelling
units/acre
GRRSP-R-1 (PD)
Gold Rush Ranch Single
family Attached
Residential (GRRSPSFAR)
The “GRRSP-SFAR” land use designation is applied to the area of the Gold Rush Ranch Specific Plan that may be developed as townhouses, condominiums, or stacked flats. The density ranges from 10 to 12 units per acre or 17.44 to 32.70 persons per acre.

Maximum building coverage is 60% and the maximum building height is 35 feet.
10-12 dwelling
units/acre
GRRSP-R-4
Gold Rush Ranch
Residential Custom Lots
(GRRSP-RCL)
The “GRRSP-RCL” land use designation is applied to custom lots and homes within the Gold Rush Ranch Specific Plan Area that will be located in areas with greater slopes or dense tree cover, which require larger areas to locate a building site. Typical lot sizes will range from 10,000 square feet up to 20,000 square feet.

The density ranges from 2 to 3 units per acre or 4.36 to 6.54 persons per acre. Maximum building coverage is 30% and the maximum building height is 35 feet.
2-3 dwelling
units/acre
GRRSP-R-1
Gold Rush Ranch Mixed
Use (GRRSP-MU)
The “GRRSP-MU” land use designation areas may include
commercial, residential, golf clubhouse, public facilities, hotel, and time share uses. The density ranges from 15 to 20 units per acre or 17.44 to 32.70 persons per acre. Maximum building coverage is 85% and the maximum building height is 55 feet. 15-20 dwelling
units/acre

GRRSP-MU
Source: City of Sutter Creek General Plan 2019 Land Use Element; City of Sutter Creek Gold Rush Specific Plan 2010 Land Use Element.

As described above, the Land Use Element of the Sutter Creek General Plan establishes the location and intensity of planned land uses. Additionally, the Land Use Element also includes a buildout analysis (or development capacity analysis) to determine the maximum number of potential residential units and maximum amount of commercial, industrial, and non-residential square footage that are anticipated to be built during the planning period of the General Plan. According to the State of California General Plan Guidelines, a buildout analysis or development capacity analysis represents “an estimate of the total amount of development that may be built in an area under a certain set of assumptions, including applicable land use laws and policies (e.g., zoning), AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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environmental constraints, etc.” This is done through calculating the acreage within each land use category and multiplying that number by the applicable density and intensity factor to estimate a theoretical development capacity.1 The Gold Rush Ranch Specific Plan (GRRSP), adopted January 4, 2010, establishes land uses, regulations, conditions, and programs for a 945-acre site located in the southwest portion of Sutter Creek. The GRRSP accommodates 1,334 residential units consisting of single family and commercial/residential mixed use. The adopted GRRSP is consistent with the General Plan. Future specific plans, specific plan amendments, and development projects must be consistent with policies contained in the General Plan, including the General Plan Land Use Element. The Development Agreement for the project expired in 2017. The applicant has not submitted a new application but has discussed the project with City staff. It is not anticipated that the GRRSP will be developed during the 6th Cycle.
b. ZONING ORDINANCE
The Zoning Ordinance is among the chief implementing tools for the General Plan. The Zoning Ordinance specifies development standards for all applications such as setbacks, parking requirements, height limits, and lot coverage for individual zoning districts.

Periodically, the Zoning Ordinance is reviewed to ensure its consistency with the policies of the General Plan, as required by Government Code Section 65860, and amendments are initiated to enhance its value in accommodating new development. In 2023, the City amended its Zoning Ordinance to remove the R-3 district and retitle the R-4 district as “R-3”. This modification resulted in increasing the permitted density of all sites previously zoned Limited Multiple Family (R-3) from 14.5 dwelling units/acre to 29 dwelling units/acre. The Zoning Ordinance provides for an array of residential districts throughout Sutter Creek that allow a variety of different residential uses. Table III-SC-1 identifies the zoning districts in Sutter Creek that allow residential uses and the associated General Plan land use designations. Development Standards The Zoning Ordinance prescribes minimum standards for residential lot sizes, yards, and lot coverage. Minimum lot size and permitted density are shown in Table III-SC-2. These standards contribute to the protections of public health, safety, and welfare, and the maintenance of the City’s quality of life and have not been an obstacle to the development of affordable units.

Table III-SC-2. Zoning District Densities and Minimum Lot Size Zone District Minimum Lot Size Permitted Density 1
Agriculture (A) 40 acres 0.025 dwelling units/acre
Residential Estates (RE) 40,000 sq. ft. 1.0 dwelling unit/acre Residential Low Density (RL) 20,000 sq. ft. 2.0 dwelling units/acre One Family Dwelling (R-1) 7,000 sq. ft.2 6.22 dwelling units/acre Two-Family Dwelling (R-2) Duplex: 3,500 sq. ft. per half-plex unit; Single family Dwelling: 5,000 sq. ft.

12.4 dwelling units/acre
Limited Multiple Family (R-3) 3,000 sq. ft. per dwelling unit 14.5 dwelling units/acre Multiple Family (R-34) Not less than 3,500 square foot lot or 1,000 sq. ft. per dwelling unit
Minimum: 16 units/acre
Maximum: 29 dwelling units/acre
Mixed Use (MU) No minimum lot size 29 dwelling units/acre

2.50 mixed use floor area ratio

1.50 other buildings floor area ratio
Limited Commercial (C-1) None 29 dwelling units/acre
Commercial (C-2) None 29 dwelling units/acre
Downtown Commercial (DTC) None 29 dwelling units/acre
Light Industrial (I-1) 7,000 sq. ft. 1 caretaker unit/parcel 1 Office of Planning and Research (OPR). 2020. State of California General Plan Guidelines [Chapter 4: Required Elements, pg. 48]. Available at:
https://opr.ca.gov/docs/OPR_C4_final.pdf
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Table III-SC-2. Zoning District Densities and Minimum Lot Size Zone District Minimum Lot Size Permitted Density 1
Heavy Industrial (I-2) 40,000 sq. ft 1 caretaker unit/parcel Public Service (P S) 7,000 sq. ft. 1 caretaker unit/parcel Recreation (R) 7,000 sq. ft. 0 units/acre
Note:

1. Densities are based on the lesser of the: 1) General Plan maximum density (where density is not prescribed for a zone) or2) density based on the minimum lot size or minimum square feet per dwelling unit.

2. Existing lots between 5,000-7,000 sq. ft. have a maximum permitted density of one dwelling unit per lot; existing lots with less than 5,000 sq. ft may develop one dwelling unit per lot with a conditional use permit (CUP).

Source: Sutter Creek Zoning Ordinance (Title 18), 2022.

Table III-SC-3 provides setback, coverage, and height requirements for various zoning districts within Sutter Creek which allow for residential development. The setbacks and height requirements are comparable to other communities throughout the State. In contrast with many communities throughout the State, the City’s Zoning Ordinance does not establish lot width or open space requirements.

Table III-SC-3. Zoning District Standards
Zone District Front Setback Side Setback Rear Setback Maximum Height Site
Coverage
Agriculture (A) 35 ft. 20 ft. (30 ft. for
corner lots)
40 ft. 2.5 stories and 35
ft.
3%
Residential Estates (RE) 35 ft. 15 ft. (20 ft. for
corner lots)
40 ft. 2.5 stories and 35
ft.
15%
Residential Low Density (RL) 30 ft. 10 ft. (15 ft. for
corner lots)
25 ft. 2.5 stories and 35
ft.
30%
One Family Dwelling (R-1) 25 ft. 5 ft. (12 ft. for
corner lots)
15 ft. 2.5 stories and 35
ft.
50%
Two-Family Dwelling (R-2) 20 ft. 5 ft. (10 ft. for
corner lots)
10 ft. 2.5 stories and 35
ft.
75%
Limited Multiple Family (R-3) 15 ft. 5 ft. (10 ft. for
corner lots)
10 ft. 2.5 stories and 35
ft.
75%
Multiple Family (R-34) 10 ft. 5 ft. (10 ft. for
corner lots)
10 ft. 3 stories and 40 ft. 75%
Mixed Use (MU) 10 ft. 5 ft. 10 ft. 4 stories and 55 ft. 85% Limited Commercial (C-1) 10 ft. (1) 5 ft. 10 ft. (2) 2.5 stories and 35 ft.
85%
Commercial (C-2) 5 ft. (1) 5 ft. 10 ft. (2) 3 stories and 40 ft. 85% Downtown Commercial (DTC) 10 ft. (1) 5 ft. 10 ft. (2) 3 stories and 40 ft. 95% Light Industrial (I-1) 25 ft. 10 ft. 20 ft. 4 stories and 50 ft. 90% Heavy Industrial (I-2) 25 ft. 10 ft. 10.ft. 4 stories and 50 ft. 90% Public Service (P S) - - - - -
Recreation (R) N/A N/A N/A 3 stories and 35 ft. 50%
Notes:

1. Building Setback Exception:
a) Where lots comprising forty percent or more of the frontage on one side of a street between intersecting streets are developed with buildings, no building hereafter erected or structurally altered shall project into the front yard setback to a greater extent than the average front yard line so established.
b) In determining such front yard depth, buildings located more than thirty-five feet front the front property line or buildings facing a side street on a corner lot shall not be counted.

2. Where there is an alley at the rear of the lot, such rear yard may be measured to the center of said alley.

Sutter Creek Zoning Ordinance (Title 18), 20232.

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Parking Requirements
Sutter Creek’s parking regulations are set forth in Chapter 18.48, which identifies the number of spaces required for each land use. The City’s parking requirements are intended to ensure that adequate off-street parking and loading facilities are provided in proportion to the need created by the type of use. Table III-SC-4 below shows the parking regulations pertaining to the development of residential units.

The City has provisions to allow flexibility in off-street parking requirements, including the ability to waive or reduce the parking requirements for projects that include affordable housing units and special needs housing. In the event that the required parking cannot be provided for each type of use as shown in Table III-SC-4, developers may pay an in-lieu parking fee to offset parking impacts to the City. The in-lieu parking fee is codified in Chapter 15.28 of the City’s Municipal Code. A parking reduction is also available through the City’s reasonable accommodation process for housing for persons with disabilities. Moreover, affordable housing developments that are eligible for a density bonus pursuant to Government Code Section 65915-65918 are eligible to use parking standards established by State Density Bonus law. Section 18.48.080 of the Zoning Ordinance provides for joint use parking facilities, including mixed use development. Per Section 18.48.050 of the Zoning Ordinance, tandem parking may be allowed to satisfy off-street parking requirements for single family dwellings, duplexes, and second unit dwellings or accessory dwelling units (ADUs). Parking for ADUs and emergency shelters are discussed in greater detail below.

The City has analyzed its parking standards and has concluded that the flexible parking requirements, including tandem parking and shared parking, along with the provisions outlined above, alleviate constraints on housing that could result from the requirements to provide parking.

Table III-SC-4. Residential Parking Requirements
Residential Use Vehicle Spaces Required
Single family dwellings 2 spaces for each dwelling unit Two-family dwellings and townhouse units 2 spaces for each dwelling unit Multiple-family dwellings 1.5 spaces for each dwelling unit plus 1 guest space for each five dwelling units Senior housing 1 space for each dwelling unit
Second unit dwellings 1 space for each bedroom
Transient occupancy buildings 1 space for each guest room plus 1 space for each five guest rooms Congregate care facilities 1 space for each two beds
Source: Sutter Creek Zoning Ordinance (Chapter 18.48), 2022.

Allowed and Conditional Uses
The Housing Element must identify adequate sites that are available to encourage the development of various housing types for all economic segments of the population through appropriate zoning and development standards. Some of the housing types include single family residential housing, multiple-family residential housing, residential accessory dwelling units, mobile homes, duplexes, transitional housing, supportive housing, second units, single room occupancy units, and emergency shelters. Table III-SC-5 shows the housing types that are permitted by Zoning District.

Table III-SC-5. Zoning Districts Permitting Residential Uses Uses A

RE

RL

R-1

R-2

R-3
1 R-34 1

MU

C-1
1, 2
C-2
1, 2
DTC
1, 2, 3
I-1
1, 2, 4
I-2
1, 2
Dwelling, One-Family P P P P P N N N N N C N N
Second Unit Dwelling P P P P P N N N N N N N N
Dwelling, Half-plex (Zero lot
line unit)

N N N N P N N N N C C C N
Dwelling, Two-Family (Duplex) N N N N P N N N N C C C N Dwelling Triplex, Fourplex,
Condominium, and Bungalow
Court

N N N N N P P N
N
P C P
N
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Table III-SC-5. Zoning Districts Permitting Residential Uses Uses A RE RL R-1 R-2 R-3
1 R-34
1 MU C-1
1, 2
C-2
1, 2
DTC
1, 2, 3
I-1
1, 2, 4
I-2
1, 2
Dwelling, Multiple Family,5
Apartment House, Townhouses

N N N N N N P N N P C P N
Group Dwellings N N N N N N P N N P C P N
Large-Scale Housing Projects -
Minimum Gross Area of Five
Acres6

C C C C C C C C
N
C C C
N
Residential Use above a
Commercial Use

N N N N N N N P N N N N N
Residential Care Facility, 6
persons or less

N N N N N N N N N N N N N
Residential Care Facility, More
than 6 persons

N N N N N N N N N N N N N
Home Occupations7 C C C C C C C N N N N N N
Live/Work Units N N N N N N N P N N N N N
Manufactured Homes P P P P P N N N N N N N N
Single Room Occupancy (SRO)
Facilities

N N N N N N P N N P C P N
Supportive Housing N N N N N N N N N N N N N
Transitional Housing N N N N N N P N N P C P N
Emergency Shelter N N N N N N N N N P N P N
Farm worker Housing N N N N N N P N N P C P N
Notes: P = permitted by right; C = conditional use permit; N = not permitted

1. Site plan review required for all buildings in R-3, R-4, commercial, and industrial zones (see Chapter 18.50 of the Zoning Ordinance).

2. Chapter 18.60 of the Zoning Ordinance permits the following residential uses with a Conditional Use Permit: new or remodeled residential structure in a commercial or industrial zone; or existing structures converted to residential uses in a commercial or industrial zone.

3. Section 18.38.020 of the Zoning Ordinance permits by right “first and second-story residential units including studio apartments” in the DTZ Zone. However, this table shows “CUP” for all listed residential uses based on note 2, rather than trying to determine what types of units would be considered first- and second-story residential units.

4. Per Section 18.40.020 of the Zoning Ordinance, the I-1 Zone allows by right “any uses permitted in the C-2 zone.”

5. A “multiple family dwelling” is defined in Section 18.08.170 of the Zoning Ordinance as “a building, or portion thereof, designed for or occupied by three or more families living independently of each other.”

6. Allowed by Conditional Use Permit in all zones in Section 18.60.010 of the Zoning Ordinance.

7. Applications for a home occupation use permit is processed in the same manner as site plan permits pursuant to Chapter 18.50 of the Zoning Ordinance.

Source: Sutter Creek Zoning Ordinance (Title 18), 20232.

In addition to the zones shown in the table above, there are three overlay zones that also allow residential uses in specific areas:

Historic Residential Combining (HR), Manufactured Housing Combining (MH), and Planned Development (PD). These overlay zones are discussed further below.

The Zoning Ordinance permits a variety of housing types and densities. The following describes the allowed and conditional uses allowed by the Zoning Ordinance:

One-Family Units (Single family Units)
A one-family dwelling (single family unit) is defined in 18.08.180 of the Zoning Ordinance as a detached building designed for or occupied exclusively by one family. Single family units are allowed in the A, RE, RL, R-1, and R-2 zones as a permitted use and subject to a conditional use permit in the C-1, C-2, DTC, I-1, and I-2 zones. Allowing single family units in the R-3, R-34, and MU zones may result in reduced densities and reduce the variety of housing types in the City, by reducing availability of land in these zoning districts to accommodate duplex and multifamily units.

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Two-Family (Duplex)
A two-family dwelling (duplex) is defined in Section 18.08.190 as a detached building designed for or occupied exclusively by two families living independently of each other. Two-family units are allowed as a permitted use in the R-2 zone.

Half-plex (Zero lot line unit)
A half-plex (zero lot line unit) is defined in Section 18.08.165 of the Zoning Ordinance as one-half of a duplex dwelling which is located on a separate lot from the other half of the duplex. Half-plex units are allowed as a permitted use in the R-2 zone.

Triplex, Fourplex, Condominium, and Bungalow Court
A triplex is defined in Section 18.08.185 of the Zoning Ordinance as a single building consisting of three dwelling units. A fourplex is defined in 18.08.157 of the Zoning Ordinance as a single building consisting of four dwelling units. A condominium is defined in 18.06.140 of the Zoning Ordinance as a structure of two or more units, the interior spaces of which are individually owned; the balance of the property (both land and buildings) are owned in common by the owners of the individual units. A bungalow court is defined in 18.08.120 of the Zoning Ordinance as a group of two or more detached one-family or two-family dwellings as rental units located upon a single lot, together with all open spaces. Triplexes, Fourplexes, Condominiums, and Bungalow Courts are allowed as a permitted use in the R-3, R-34, C-2, and I-1 zones and subject to a conditional use permit in the DTC zones. As discussed below under Site Plan Review, Site Plan Reviews are subject to specific findings and do not generally constrain residential development, with the exception of Finding B. Program 17 in the Housing Plan will remove subjective language from the Site Plan Review findings to remove this potential constraint to residential development.

Multiple Family Units, Apartment Houses, Townhouses
Multiple family units are defined in Section 18.08.170 of the Zoning Ordinance as a building or a portion of a building used and/or designed as residences for three or more families living independently of each other. An apartment house is defined in 18.08.060 of the Zoning Ordinance as a building, or portion thereof, designed for or occupied by five or more families living independently of each other. Multiple family units, including apartments, townhomes, and condominiums, are allowed as a permitted use in the R-4, C-2, and I-1 zones and subject to a conditional use permit in the C-1, DTC, and I-2 zones. Per Chapter 18.50 of the Zoning Ordinance, a site plan review is required for all buildings in R-3, R-34, commercial, and industrial zones. As discussed below under Site Plan Review, Site Plan Reviews are subject to specific findings and do not generally constrain residential development, with the exception of Finding B. Program 17 in the Housing Plan will remove subjective language from the Site Plan Review findings to remove this potential constraint to residential development. It is noted that the Zoning Ordinance was recently updated tohat is underway will combine the R-3 and R-4 zones, maintaining the maximum densities allowed in the R-4 zone to simplify implementation of these zones and increase capacity in the former Limited Multiple Family sites.

Housing Projects Having a Minimum Gross Area of Five Acres Section 18.060.020 of the Zoning Ordinance permits housing projects having a minimum gross area of five acres in any zone where the proposed residential use would not normally be allowed subject to a conditional use permit. This allows for flexibility in development standards and appropriate densities depending on the zone in which it is located and increases opportunities for residential projects to be proposed in zones where residential uses are not specifically identified as a permitted use. The conditional use permit requirement also ensures the provision of adequate infrastructure and public services.

Residential Use Above a Commercial Use (Mixed Use Housing) The City’s MU zone is designed to provide a vertical and horizontal integration of uses, including commercial, office, residential, hotels, motels, and time share units. The MU zone permits residential uses on the second or higher floor of a building. Live-work units are permitted on the first and higher floors of a building in the MU zone. As discussed in Chapter IV, Inventory of Residential Sites, the City does not rely on the MU zone to accommodate the RHNA and these provisions to accommodate residential development in the MU zone expand opportunities for multifamily or mixed use housing.

Second Unit Dwelling/Accessory Dwelling Unit
A second unit dwelling, also known as an accessory dwelling unit (ADU) or granny flat, is defined in 18.08.412 of the Zoning Ordinance as a self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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single lot. Second unit dwellings are allowed as a permitted use in the RE, A, RL, and R-1 zones. Also see Accessory Dwelling Units below.

Government Code Section 65852.2 establishes State standards for ADUs. Jurisdictions may adopt local ordinances that meet the state standards; however, without a local ordinance, State ADU regulations apply and local governments cannot preclude ADUs.

The purpose of an ADU is to provide additional housing options for family members, students, the elderly, in-home health care providers, the disabled, veterans and others, in existing urban, suburban, and rural residential areas without substantially changing the use, appearance, or character of a neighborhood.

In 2019, the Governor signed a series of bills that significantly limit local jurisdiction’s ability to restrict the development of ADUs.

Assembly Bill (AB) 68, AB 587, AB 670, AB 671, AB 881, and Senate Bill (SB) 13 provide revisions to Government Code Section 65852.2 to further lift constraints on ADUs. These recent laws also provide numerous other standards, addressing lot coverage restrictions, lot size restrictions, owner-occupancy requirements, and changes to parking requirements, and addressing certain covenants, conditions, and restrictions that prohibit or unnecessarily restrict ADUs. In general, under these new laws:
● One ADU and one JADU must be allowed on lots with an existing or concurrently built single family unit and ADUs shall be allowed with multifamily buildings pursuant to Government Code Section 65852.2(e). ● A Junior ADU and ADU are allowed on the same property; ● A local jurisdiction must ministerially approve a detached ADU that is less than 800 feet, is shorter than 16 feet, and has at least four-foot rear and side-yard setbacks;
● A local jurisdiction must review and approve compliant ADUs within 60 days instead of 120 days; ● A local jurisdiction is prohibited from imposing development impact fees, excluding connect fee or capacity charges on ADUs smaller than 750 feet;
● A local jurisdiction is prohibited from establishing a minimum square footage requirement for either an attached or detached ADU that prohibits an efficiency unit.
● A local jurisdiction is prohibited from establishing a maximum square footage requirement for either an attached or detached ADU that is less than 850 square feet and 1,000 square feet. if the ADU contains more than one bedroom. ● A local jurisdiction may now choose to allow the sale of an ADU in certain circumstances; and ● Home Owner Associations and other common interest developments are prohibited from not allowing or unreasonably restricting the development of ADUs.
● Junior ADUs shall be allowed as identified at Government Code Section 65852.2(a) and (b). ● Government Code Section 65852.2(a)(1)(a) allows the City to designate areas within the jurisdiction of the local agency where ADUs may be permitted, consider the adequacy of water and sewer services, and the impact of accessory dwelling units on traffic flow and public safety.

The City’s Zoning Ordinance does not address ADUs in accordance with State law. As the City does not have a local ordinance that meets State standards, State ADU regulations apply. Program 4 in the Housing Plan requires the Zoning Ordinance to be modified to be consistent with State requirements for ADUs; this City is in the process of preparing a Zoning Code Update and this is included in Chapter 18.61 of the draft document.

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Home Occupations
Home Occupation is defined in Section 18.08.260 of the Zoning Ordinance as an occupation carried on by the occupant of a dwelling as a secondary use in connection with a personal business in which there is no display; no stock in trade nor commodity sold upon the premises; no person employed on the premises; and no mechanical equipment on the premises used except such electrical or electronic devices utilized for the business. Also includes individuals who conduct 'telecommuting' in conjunction with regular employment. Home occupations are subject to a conditional use permit in the A, RE, RL, R-1, R-2, R-3, and R-34 zones. An application for a home occupation use permit is processed in the same manner as site plan permits pursuant to Chapter

18.50 of the Zoning Ordinance.

Live/Work Units
A live-work is defined in Section 18.08.288 of the Zoning Ordinance as a building or space within a building that is used jointly for office/business and residential uses allowed in the applicable zoning district. Live-work units are allowed as a permitted use in the MU zone.

Residential Care Facilities
California Health and Safety Code (HSC) Section 1566.3 establishes requirements for the local zoning standards for residential facilities that serve 6 or fewer persons. Section 1566.3(e) specifies that no conditional use permit, zoning variance, or other zoning clearance shall be required of a residential facility that serves 6 or fewer persons that is not required of a family dwelling of the same type in the same zone while paragraph (g) indicates “family dwelling,” includes, but is not limited to, single family dwellings, units in multifamily dwellings, including units in duplexes and units in apartment dwellings, mobile homes, including mobile homes located in mobile home parks, units in cooperatives, units in condominiums, units in townhouses, and units in planned unit developments. HSC Section 1569.85 further specifies these same requirements for residential care facilities for the elderly that serve 6 or fewer persons.

Residential care facilities are not defined in the Zoning Ordinance and the Zoning Ordinance does not establish specific site planning requirements for residential care facilities. Residential care facilities housed in single family or multifamily homes are subject to the relevant site planning requirements. Program 17 in the Housing Plan requires the Zoning Ordinance to be modified to permit residential care facilities in accordance with State law and to allow residential care facilities serving more than 7 persons in zones that allow residential uses subject to the same requirements of dwellings of the same type in the same zone. It is noted that the update to the Zoning Ordinance that is underway will address this issue.

Single-Room Occupancy Units (SROs)
The City’s Zoning Ordinance does not provide a definition for Single-Room Occupancy Units (SROs). HCD defines SROs as a residential property that includes multiple single room dwelling units. Each unit is for occupancy by a single eligible individual.

The unit need not, but may, contain food preparation or sanitary facilities, or both. SROs are a permitted use in the R-4 zone.

Farm Worker and Employee Housing
Employee housing is not defined in the City’s Zoning Ordinance. HSC Section 17021.5 requires that employee housing serving six or fewer employees shall be deemed a single family structure and shall be treated subject to the standards for a family dwelling in the same zone.

HSC Section 17021.6 requires that any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces shall be deemed an agricultural land use and permitted in the same manner as agricultural uses, with exceptions related to various health, safety, and resource conservation provisions identified in HSC Section 17021.8. Further, HSC Section 17021.8 requires streamlined, ministerial approval and application of reasonable objective development standards for eligible agricultural employee housing, which must not contain dormitory-style housing and must be 36 or fewer units or spaces designed for use by a single family or household. To qualify for the streamlined, ministerial approval process, an eligible agricultural housing development must meet the health, safety, and resource conservation provisions HSC 17021.8(a). While the City of Sutter Creek’s Zoning Ordinance permits farm worker housing by right in R-4 zone, the Zoning Ordinance does not provide for employee housing in zones that allow agricultural uses and does not address the requirements of HSC Section 17021.8.

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Program 17 in the Housing Plan ensures that the Zoning Ordinance will be updated to define and permit employee housing, including employee housing as an agricultural land use, consistent with the requirements of State law. It is noted that the update to the Zoning Ordinance that is underway will address this issue.

Emergency Shelters
Government Code Section 65583 requires each jurisdiction to identify one or more zoning districts where emergency shelters are allowed without a discretionary permit, such as a use permit. California HSC Section 50801(e)) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of 6 months or less by a homeless person.

The State’s regulatory requirements for emergency shelters are outlined in Government Code Section 65583(a)(4), which establishes objective standards for emergency shelters. The objective standards address parking, proximity (no closer than 300 feet of any other emergency shelter unless such shelter is located on the same lot or within the same building), receiving and reception area, a security plan, and a management plan.

Emergency Shelters are not defined in the City of Sutter Creek’s Zoning Ordinance. Emergency shelters are permitted by right in the C-2 and I-1 zones and are not subject to any additional standards or provisions. Emergency shelters are subject to Site Plan review, which applies to the R-3, R-4, commercial, and industrial zones. As discussed below, while the Site Plan review process is limited to application of standards and requirements codified in the Municipal Code, the process is discretionary.

Churches are allowed with a conditional use permit in any zone. The Zoning Code does not identify that emergency shelters are allowed as ancillary uses to permitted places of worship and churches, as required by the federal Religious Land Use and Institutionalized Persons Act. Therefore, this represents a potential constraint to emergency shelter development.

State law requires that emergency shelter parking requirements shall accommodate sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential and commercial uses within the same zone. The Zoning Ordinance does not establish parking standards for emergency shelters.

Program 17 in the Housing Plan will amend the Zoning Ordinance to define emergency shelters consistent with the Government Code, to permit emergency shelters ministerially (no discretionary permit requirements), to allow emergency shelters ancillary to permitted places of worship and churches, and to create parking requirements for emergency shelters consistent with State law.

It is noted that the update to the Zoning Ordinance that is underway will address this issue.

Recent California Legislation (AB 761) has provided an update to Government Code Section 65583 to authorize vacant armories to be used as emergency shelters; however, there are no armories located in Sutter Creek.

Transitional and Supportive Housing
Government Code states that transitional and supportive housing shall be considered a residential use and only subject to the restrictions that apply to other residential uses of the same type in the same zone. Transitional housing is defined (Government Code Section 65582(j) and HSC 50675.2(h)) as “buildings configured as rental housing developments, but operated under program requirements that require for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” Supportive housing is defined (Government Code Section 65582(g) and HSC 50675.14(b)) as “housing with no limit on length of stay, that is occupied by the target population as defined in subdivision (d) of Section 53260, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.”
The Zoning Ordinance does not provide a definition for transitional or supportive housing.

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Government Code Section 65583(c)(3) and Government Code Article 11 (commencing with Section 65650) were revised in 2019 to implement AB 2162 which requires that specified supportive housing developments shall be a use by right in multifamily and mixed use zones with a streamlined and ministerial review and not be subject to discretionary review (e.g.: use permit, etc.). For a project to be eligible for the streamlined and ministerial AB 2162 process, it is required to meet specific criteria.

Section 18.28.020 of the Zoning Ordinance allows transitional housing as a permitted use in the R-4 zone; however, State law requires that transitional and supportive housing shall be allowed in all residential zoning districts and not subject to any restrictions not imposed on similar dwellings in the same zone. The Zoning Ordinance does not address the requirement to allow eligible transitional and supportive housing developments by right in residential zoning districts and not subject to any restrictions not imposed on similar dwellings in the same zone. Program 17 in the Housing Plan requires the Zoning Ordinance to be modified to define transitional and supportive housing and to allow supportive and transitional housing consistent with the requirements of State law. It is noted that the update to the Zoning Ordinance that is underway will address this issue.

Low Barrier Navigation Centers
A “low barrier navigation center” is housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. Assembly Bill (AB) 101 was approved on July 31, 2019, which added Article 12 (commencing with Section 65660) to Chapter 3 of Division 1 of Title 7 of the Government Code to address “low barrier navigation centers”. Government Code Section 65660 requires a low barrier navigation center use to be allowed by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. Additionally, AB 101 defines “low barrier navigation center” as a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low barrier navigation center developments are essential tools for alleviating the homelessness crisis and are considered a matter of statewide concern. “Low barrier navigation centers” are a “by right use” in areas “zoned for mixed use and nonresidential zones permitting multifamily uses.” The Zoning Ordinance currently does not address or define low barrier navigation centers. Program 17 in the Housing Plan requires the Zoning Ordinance to be modified to allow low barrier navigation centers consistent with the requirements of State law. It is noted that the update to the Zoning Ordinance that is underway will address this issue.

Mobile and Manufactured Homes
A manufactured home or a mobile home located outside a mobile home park shall conform to all of the residential use development standards for the zoning district in which it is located. Government Code Section 65852.3 requires that manufactured homes attached to a permanent solid foundation system be allowed on lots zoned for single family residential dwellings and, except for architectural requirements for the roof overhang, roofing material, and siding material, shall only be subject to the same development standards applicable to a single family residential dwelling on the same lot. Government Code Section 65852.3(b) allows the local agency to exempt places, buildings, structures, or other objects having special character or historic interest or value that are regulated pursuant to Government Code 37361 provided that place, building, structure, or object is listed on the National Register of Historic Places.

Manufactured housing is included under the definition of “dwelling” in the Zoning Ordinance. The Zoning Ordinance contains the Manufactured Housing (MH) Combining Zone, which specifies the criteria for the installation of manufactured homes in the City.

Chapter 18.30 provides regulations that apply to the A, RE, RL, R1 and R-2 zones. Manufactured homes are permitted within specified residential zones that allow a detached one-family dwelling; however, these zones do not include the DTC zone which also allows single family dwellings. Manufactured homes must meet certain requirements, including building permit requirements, conformance with code requirements, must be certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, placed on permanent foundation, must not exceed a period of 10 years from date of manufacture to time of installation, and siding and roofing material and roof overhangs must be consistent with similar conventionally constructed homes in the vicinity. Manufactured homes are not permitted within areas designated as "Historic" or "Historic Corridor" on the General Plan Land Use Maps, or in areas which carry the HR Combining Zone designation. Program 17 will amend the Zoning Ordinance Section 18.30.010 to allow manufactured homes on lots that allow single family residential uses, including DTC, subject to the same requirements as a single family residence, except where specified by Section 18.30.020 and to limit the restriction of AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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manufactured homes within the “Historic” or “Historic Corridor” designations or the HR Combining Zone to places, buildings, structures, or objects listed on the National Register of Historic Places. c. PERSONS WITH DISABILITIES (REASONABLE ACCOMMODATION) On January 1, 2002, SB 520 became effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), Sutter Creek recognizes the importance of providing housing for persons with disabilities. Additionally, Government Code Section 65008 requires localities to analyze potential and actual constrains upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for disabled persons. As part of the Housing Element update process, Sutter Creek analyzed the Zoning Ordinance, permitting procedures, development standards, and building codes to identify potential constraints. This analysis represented a comprehensive review of Sutter Creek’s regulatory requirements and their potential impact on reasonable accommodations for persons with disabilities.

The City’s analysis included an evaluation of zoning standards, building code interpretation and enforcement, other regulatory standards, and permit processes for compliance with the State of California accessibility standards. The City determined whether these requirements are constraints to special housing accommodations for persons with disabilities (such as handicapped access within required set-backs or yards), whether Sutter Creek facilitates alternative housing types with supportive services for persons with disabilities who cannot live independently and whether conditions for approval are reasonable.

The Lanterman Development Disabilities Act (Lanterman Act) is that part of California law that sets out rights and responsibilities of persons with developmental disabilities. The Lanterman Act impacts local Zoning Codes by requiring the use of property for the care of 6 or fewer disabled persons to be classified as a residential use under zoning, subject only to the single family or multifamily permit processing requirements and standards applicable to housing of the same type.

Compliance with provisions of the federal ADA is assessed and enforced by the Building Official in the City of Sutter Creek. ADA access is enforced through building permit entitlement and is required for all commercial development, new construction of multifamily apartments with three or more units in any one building, and new construction of congregate housing or shelters. Special ADA access retrofitting is not required for remodeling or renovation of buildings, but only for new construction.

Reasonable accommodation refers to flexibility in standards and policies to accommodate the needs of persons with disabilities.

The City’s zoning and building codes, as well as approach to code enforcement, allow for special provisions that meet the needs of persons with disabilities without the need for variances. The City’s Reasonable Accommodation Ordinance is codified in Chapter

18.58 of the Zoning Code. Requests for reasonable accommodation are decided upon by the community development director or planning commission, who may grant exceptions to the zoning ordinance as reasonably necessary to accommodate persons with disabilities as defined in the Americans with Disabilities Act or similar State law.

To ensure fair and efficient process for persons with disabilities to make necessary accessibility adjustments to their homes, the City will amend the Zoning Ordinance to create objective standards for its reasonable accommodation procedure. Additionally, the current definition of “family” in the Zoning Ordinance is “an individual or two or more persons residing together in a dwelling unit provided however that no family shall exceed occupancy of two persons per bedroom plus one additional person.” This definition does not distinguish between related and unrelated persons; however, its limitation on the number of persons per bedroom could be considered constraint to housing for persons with disabilities as well as large families. Accordingly, the City has included Program 17 to modify the Reasonable Accommodation Ordinance to identify objective standards and findings, to be modeled after the Model Ordinance for Providing Reasonable Accommodation Under Federal and State Fair Housing Laws, for its reasonable accommodation procedure and to update the definition of “family” to remove constraints to persons with disabilities. It is noted that the update to the Zoning Ordinance that is underway will address this issue.

The City has analyzed its land use, zoning, and building code provisions and processes to determine what accommodations and constraints exist to housing production for persons with disabilities. Individuals in this special needs group may reside in residential units in any zoning district that allows residential, commercial, or institutional uses. Some individuals may choose to AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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reside in a residential facility or a group home designed for occupancy by or with supportive services for persons with disabilities.

The Zoning Ordinance does not differentiate between related and unrelated persons in the occupancy of residential units. The Zoning Ordinance does not define residential care facilities; thus, they are treated in the same manner as a single family, multifamily, or other dwelling of the same type. There is no restriction as to minimum distances between residential care facilities.

As discussed above, Program 17 in the Housing Plan ensures that the City defines residential care facilities and accommodates such uses consistent with the requirements of State law.

Title 15 of the City’s Municipal Code implements the 2019 edition of the California Building Standards Code, including Chapter 11 of the California Building Code which establishes accessibility requirements. This chapter incorporates provisions from the ADA and specifies the number of the residential units in new multi-family construction, care facilities, SROs, and emergency shelters, that must be accessible or adaptable.

The City enforces the development standards and building codes, which are minimum standards for health and safety. Planning staff works with members of the public to find ways to address their special needs within the provisions of these codes. Specifically, staff’s review (and recommendations) of projects that are proposed to meet special housing needs (e.g., seniors, large families, persons with disabilities) also consider zoning and permit procedures, as well as the appropriateness of applicable site development standards. If needed and determined not to be detrimental to the public health and safety, permit procedures and standards may be relaxed (e.g., parking requirements) to facilitate development. Staff typically consults with the property owner and developer to identify issues during the initial stages of the application process. The City has not received any reasonable accommodation requests. As stated above, Program 17 in the Housing Plan requires the City to amend the Zoning Ordinance to make its reasonable accommodation program more in line with the Model Ordinance. d. ZONING AND LAND USE PROVISIONS FOR A RANGE OF HOUSING TYPES State and federal housing laws encourage an inclusive living environment, where persons of all walks of life have the opportunity to find housing suited to their needs. As previously described, single family and multifamily homes, single room occupancies, emergency shelters, transitional housing, farm worker housing, accessory dwelling units, and mobile/manufactured homes are accommodated by the City’s Zoning Ordinance.

The Zoning Ordinance does not have a restrictive definition of family; as previously identified a “family” is “an individual or two or more persons residing together in a dwelling unit provided however that no family shall exceed occupancy of two persons per bedroom plus one additional person.”
Permits and Processing
The City does not impose special permit procedures or requirements that could impede the construction or retrofitting of homes for accessibility or that would constrain affordable units, multifamily units, or other development types necessary to accommodate households with special needs. The City consistently applies the requirements of the Zoning Ordinance to all residential projects and has not noted any impacts which suggest a limitation on the construction of housing units designed for persons with disabilities or persons with other housing needs. City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities. Further, the City has received no complaints from local building contractors or lower-income and/or senior citizen housing advocates regarding any impacts on the construction or rehabilitation of housing for persons with special needs, including physical disabilities, created as a result of building codes.

The City does not impose special occupancy permit requirements or business licenses for the establishment or retrofitting of structures for residential uses serving persons with a disability.

Building Codes
Sutter Creek has adopted the California Building Standards Code by reference as Title 15 of the City’s Municipal Code and enforces the 2019 California Building Standards Code with all required updates. The California Building Standards Code establishes construction standards necessary to protect public health, safety, and welfare, and the local enforcement of this code does not AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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unduly constrain development of housing. Amendments have been made to the California Building Code as detailed in Section

15.04.030 of the City’s Municipal Code. These amendments are reasonably necessary as they relate to the unique circumstances in Sutter Creek. Specifically, amendments are made to Sections 903.2 and 1505.1.1 of the California Building Code related to automatic fire sprinkler systems and non-combustible roofing materials to better protect Sutter Creek residents from fire hazards.

No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities or other special needs groups have been adopted. The California Building Code, California Electric Code, California Plumbing Code, CalGreen, and other state building codes are applied uniformly in Sutter Creek. As previously described, the adopted California Building Code includes Chapter 11A which addresses the provisions for housing accessibility for people with disabilities and Chapter 11B which addresses the provisions for accessibility to public buildings, public accommodations, commercial buildings, and public housing for people with disabilities.

Density Bonus
California Government Code sections 65915 and 69517 facilitate the development of affordable housing to serve families of moderate, low, and very low incomes through density bonus and other incentives, including an 80% density bonus and four incentives or concessions for housing projects that contain 100 percent affordable units. State density bonus law also establishes limitations on parking requirements for affordable housing projects. The Zoning Ordinance does not establish any procedures for implementing State density bonus law. Program 17 in the Housing Plan will update the Zoning Ordinance to reflect the requirements of State density bonus law and to ensure projects requesting a density bonus are processed consistent with the requirements of State law. It is noted that the update to the Zoning Ordinance that is underway will address this issue.

Planned Development Overlay Zone
The General Plan and Zoning Ordinance include overlay designations and zones. The General Plan Land Use Element includes the Planned Development designation that is applied to parcels that are four acres or larger in size and presently undeveloped.

This designation is intended to provide for planned unit developments and more flexible overall site planning. The designation is a combined land use designation, and the population density and building intensity standards of the base designation apply.

Population densities and building intensities may be clustered within any planned unit development to provide and preserve open space in another area of the planned unit development. This designation allows developers to group buildings on smaller lot sizes than would otherwise be permitted or in denser building clusters or in multi-family dwellings, provided the net allowable density and intensity does not increase.

The Zoning Ordinance implements the Planned Development land use overlay through the Planned Development Combining (PD) overlay zone. Within the Zoning Ordinance (Chapter 18.42), the planned development combining zone (PD) overlay is intended to promote and encourage development in a comprehensive form where appropriate in location and character and provides a mechanism to allow flexibility in project design. This designation allows flexibility of standards and density requirements, and encourages cluster development, mixed use, apartments, and condominiums. The PD overlay requires development projects to receive planning commission approval of development plans that show how projects in these areas will conform to the General Plan.

Growth Management
Growth management is a tool that local governments use to prevent urban sprawl, preserve natural resources and agriculture, and ensure the provision of adequate public facilities and services. However, growth management measures in some instances can increase the cost of affordable housing by limiting the amount of new development. The City of Sutter Creek has incorporated growth projections and growth management policies into the General Plan to ensure the preservation of Sutter Creek’s rural character, as well as the following reasons:
● The Public Services and Facilities Element documents that capital improvement programs and projected service costs of other (non-traffic) public facilities and services are not thoroughly quantified at this time. It is necessary to manage growth until service agency needs and projected revenues are quantified to ensure that new developments are not costing public services and facilities more than they are providing in increased revenues.

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● The Safety Element documents that, until certain specified public facilities or plans are developed, there is a threat to public health and safety. It is necessary to manage growth until such facilities are completed and/or plans developed. ● The Land Use, Historic, and Conservation and Open Space Elements document that the City’s rural, small town, historic values are of paramount consideration in land use planning. The elements also document that implementing ordinances and guidelines to ensure these values are protected are not yet completely in place. It is necessary to manage growth until such follow-through efforts are in place.
● The policies do not conflict with efforts to implement the Housing Element because the General Plan encourages clustering of higher density development in (pd) designated areas that help encourage developers to provide more affordable housing and helps to avoid segregation of housing by economic groups. The Housing Element’s program also includes City participation in efforts to obtain sites and provide infrastructure using in-lieu fees from developers who do not provide affordable housing.

The City does not have any growth management programs that limit the number of residential units that can be built. The City’s General Plan has one policy that pertains to growth management. Policy LU-1.1.1 in the Land Use Element states:
“Growth management is necessary in order to preserve Sutter Creek’s existing quality of life. When project applications are being considered for acceptance under the provisions of Government Code Section 65943 and the City’s permit procedures, General Plan consistency should be evaluated. If the project proposal is not consistent, the applicant should be advised that the project may be denied if a General Plan amendment is not processed and approved first or concurrently. Included in this evaluation should be a comparison of the project’s proposed population density and building intensity with the growth assumptions and policies of this plan.” The General Plan does not place a limit on annual population growth, but identifies that the population growth rate will average

0.5% annually from 2015 to 2045, with an average annual rate of 0.7% from 2020 to 2030 – these are forecasts used to project growth and are not limitations on annual growth. Table 2-1 in the Land Use Element shows that the City is projected to have a build-out population of 19,900 people and 9,000 primary dwelling units. The City currently has approximately 1,429 housing units with the capacity to accommodate an additional 7,500+ units under the growth assumptions of the General Plan. The 6th Cycle RHNA projections are well within this projected buildout, and the City has sufficient capacity to accommodate its RHNA throughout the planning period.

STREAMLINED REVIEW AND OBJECTIVE DESIGN STANDARDS
California legislation has been adopted to address the housing shortage within the State, requiring a streamlined and ministerial process for specific residential developments. SB 35 (Government Code Section 65913.4), which went into effect on January 1, 2018, was part of a comprehensive package aimed at addressing the State’s housing shortage and high costs. SB 35 requires the availability of a streamlined ministerial approval process for developments located in jurisdictions that have not yet made sufficient progress towards their required allocation of the regional housing need. For a project to be eligible for streamlining pursuant to SB 35, it must:
● Contain at least 2 multifamily units;
● Provide a specified level of affordability;
● Be located on an eligible site in an urbanized area or urban cluster; ● Comply with residential and mixed use General Plan or Zoning provisions; and ● Comply with other requirements, such as locational and/or demolition restrictions.

A streamlined and ministerial review, per State legislation, requires projects to be reviewed against existing objective standards, rather than through a discretionary entitlement process, in specified timeframes. Residential development that is a permitted use AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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by right is not required to go through a discretionary process. Any review of projects eligible for the streamlining provisions of SB 35 may only be reviewed for consistency with objective standards, which are those that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark.

Sutter Creek has not identified which of its development and design standards are objective and would be applied to SB 35 projects and has not adopted objective zoning standards and design standards for projects eligible for a streamlined ministerial review. To date, Sutter Creek has not received any applications for processing pursuant to SB 35. A streamlined and ministerial review removes multiple constraints to residential development including, financial, time, and environmental constraints. Program 17 in the Housing Plan provides for a streamlined, ministerial (by-right) approval process to be established for projects eligible for streamlined ministerial review under State law and objective standards will be developed or identified to ensure that all eligible projects are reviewed in a consistent manner consistent with the requirements of State law.

SUBDIVISIONS ORDINANCE
The City’s Subdivisions Ordinance (Title 17 of the Municipal Code) defines Sutter Creek’s official requirements governing the division of land into separate parcels for future development. The City’s Subdivision Ordinance is patterned after the model version recommended by the State Office of Planning and Research and adheres to the requirements of the Subdivision Map Act. The Subdivisions Ordinance provides for the requirement for adequate roads, lot size dimensions, provisions for water supply and sewage disposal and drainage improvements are among the key factors addressed in the Subdivision Ordinance. The Ordinance has proven valuable in sustaining a cohesive pattern of development with unified street standards that are coordinated with the existing City street network. These regulations ensure that residential building sites can exist in a safe environment to accommodate a wide range of residential building options desired by the public. Annual monitoring of the effectiveness of these regulations is achieved through input received from Sutter Creek’s Planning & Building Division, Public Works Division, and Sutter Creek’s fire protection districts.

SHORT-TERM RENTALS
Pursuant to Chapter 4.16 of the Sutter Creek Municipal Code, all hotel, inn, vacation rentals, and bed and breakfast owners must register with the City of Sutter Creek. Homeowners must obtain a use permit before being permitted to list their residence as a short-term rental. A Short-Term Rental Application is available on the City’s website. This process allows the City to monitor shortterm rentals to ensure that it does not negatively impact permanent housing options in the City.

BUILDING CODES AND ENFORCEMENT
Building Codes regulate the physical construction of dwellings and include plumbing, electrical, and mechanical divisions. The purpose of the Building Code and its enforcement is to protect the public from unsafe conditions associated with construction. As described above, the City has adopted the California Building Standards Code by reference as Title 15 of the City’s Municipal Code and enforces the 202219 California Building Code Standards (Title 24) for existing units, new construction, and residential rehabilitation. State law affords local government some flexibility when adopting the uniform codes; the building codes can be amended based on geographical, topological, or climate considerations. Further, State Housing law provides that local building departments can authorize the use of materials and construction methods other than those specified in the uniform code if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the building codes. In Sutter Creek, amendments have been made to the California Building Code as detailed in Section 15.04.030 of the City’s Municipal Code. These amendments are reasonably necessary as they relate to the unique circumstances in Sutter Creek.

Specifically, amendments are made to Sections 903.2 and 1505.1.1 of the California Building Code related to automatic fire sprinkler systems and non-combustible roofing materials to better protect Sutter Creek residents from fire hazards. Enforcement in the City is complaint-driven and focuses on maintaining public health and safety. While addressing code requirements will result in a cost to the property owner to remedy the repairs, the City is not aware of any impact on lower income housing units or significant impacts to housing costs. Program 8 in the Housing Plan addresses connecting property owners and residents with emergency repair and rehabilitation resources to decrease the impact of any needed repairs on housing costs and to ensure lower income households in need of repair have access to resources for assistance.

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ON- AND OFF-SITE IMPROVEMENTS
On- and off-site improvement requirements for residential development in the City are imposed when necessary for the proper development of the area. Chapters 17.16 and 17.24 of the City’s Municipal Code provide improvements standards related to subdivision development. Developers of residential subdivision tracts in the City may be required to install sidewalks and walkways; storm drains, water and sewer lines; and street lighting and other utilities distribution lines in the public right-of-way within and adjacent to a tract (e.g., when the public right-of-way is located next to a parcel the improvements, such as water, sewer, utilities, will be required in the adjoining right-of-way). These facilities are in most cases dedicated to the City or other agencies that are responsible for maintenance. The City may require dedication of improvements, or supplemental-sized improvements, such as rights-of-way, easements, and construction of reasonable off-site improvements for the parcels being created pursuant to the Subdivision Map Act. As a condition of approval, it may be required to provide public improvements to benefit adjacent properties affected by the proposed development, in which case the City enters into an agreement with the developer for reimbursement for provision of this excess capacity. Requirements for site improvements are at a level necessary to meet the City's costs and are necessary to protect health, safety, and welfare.

Street and sidewalk width standards are established in the City’s Municipal Code. Per Chapter 13.04, primary access roads have a minimum width of 50 feet; secondary access alleys have a minimum width of 30 feet; and sidewalks have a minimum width of 10 feet. The City’s street construction standards are typical for a rural city. The City allows deviation from these standards in certain cases due to physical constraints or where circumstances dictate special treatment. On- and off-site improvements have not been determined to be a constraint on housing supply and affordability.

All County jurisdictions require adequate access, storm drainage, water, and sewer improvements to accompany residential development or the expansion of existing residential projects. Typical off-site improvements include curb and gutter installation, sidewalk installation (in urbanized areas) installation, and the undergrounding of existing overhead utility lines. As a condition of approval, the jurisdiction may require the dedication of improvements, such as rights-of-way, easements, and the construction of reasonable on- and off-site improvements, to serve the project. These types of improvements are common for all jurisdictions in Amador County and throughout the State. Therefore, these on- and off-site improvement standards would not make it less financially feasible to build housing in Sutter Creek over another jurisdiction in the region.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT) AND RELATED CONSULTATION Section 21082 of the Public Resources Code, referred to as the California Environmental Quality Act of 1970, or "CEQA" requires all projects subject to discretionary review to comply with State requirements, including the Public Resources Code and the CEQA Guidelines, pertaining to environmental review. Since there is uncertainty as to what specific environmental impacts a development might have there is also a lack of predictability of how long it can take to negotiate this process before a project can be approved by Sutter Creek. In some instances, a project can be exempt from environmental review which has very little impact on the timing or costs of review. However, in other instances, where a project may be found to have a potential adverse impact on the environment, the environmental review process can take over a year to complete, undergoing thousands of dollars in environmental analysis, before it is ready to be approved.

2. FEES AND EXACTIONS
The City requires a number of permits and development fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are necessary to provide services necessary for health and safety and to meet State environmental mitigation requirements, they can have a substantial impact on the cost of housing, particularly affordable housing.

Residential development is assessed fees by Sutter Creek and applicable school and fire protection districts to cover the costs of infrastructure improvements and maintenance, and the provision of services. The largest fees are related to sewer and parks fees, and reflect the cost of providing, improving and expanding these services. Fees are also charged to cover the costs of City staff’s review and processing of applications and permits related to housing development. A number of the project’s application fees are AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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estimated upon submittal and the developer pays a deposit covering the estimate. Actual staff time spent in the project is then deducted from the deposit amount and any unspent remainder is refunded.

Other types of exactions include land dedication, which may be required of residential development for right-of-ways or as an alternative to the park development fee, in addition to on-site improvements that are necessary for the public health, safety and welfare. On-site improvements may include water, sewer and other utility line extensions, street construction and traffic control device installations that are reasonably related to a project.

In 2019, Sutter Creek released a revised master fee schedule updating a number of City Department fees, including Planning and Public Works Fees. Table III-SC-6 details Sutter Creek’s current planning processing fees for project entitlements based on the level of approval required. The fees in Table III-SC-7 represents the total anticipated cost from the Planning and Public Works Department to process the entitlement. One or more of the entitlements would be required to process a residential project and a building permit is required for each residential structure.

Table III-SC-6. Development Project – Planning Entitlement Fees Fee Title Fee1
Planning Fees
Tentative Map (4 lots or less including remainder) $1,900 Deposit + staff costs Tentative Map (5 lots or more including remainder) $2,500 deposit + staff costs Final Map $1,900 deposit + staff costs
Boundary Line Adjustment $800 + co-surveyor & recorder fees Encroachment Permit (plus plan check fees) $165 each
Encroachment Permit (Annual) $150 annual
General Plan Amendment $2,800 deposit + staff costs
Ordinance Amendment $2,600 deposit + staff costs
Zone Change $2,100 deposit + staff costs
Use Permit $800 deposit + staff costs
Use Permit - VRBO/Vacation Rental/AirBnB $600 deposit + staff costs Home Occupation Use Permit $175 deposit + staff costs
Variance $1,550 deposit + staff costs
Site Plan Permit $1,600 deposit + staff costs
Appeals of Staff or Planning Commission Decision $375 each Notes:
(1) Staff Costs: Add 20% Admin Fee to professional service fees billed. *Clerical: $50/hour
*City Attorney: TBD/RFQ Selection
*City Engineer: TBD/RFQ Selection
*City Planner: $195/hour (based on contract renewal)
Source: Sutter Creek Fee Schedule, July 2021 (Resolution No. 20-21-34).

In addition to entitlement fees, residential fees are also subject to development impact fees. The City’s facility fees are comparable to other jurisdictions in the region. The City’s fees for a typical single-family dwelling are approximately $27,031. The City’s fees for a typical multi-family dwelling are approximately $23,477.97.

Table III-SC-7. City Impact Fees for Typical Single- and Multi-Family Units Housing
Type
Police +
Fire Historical City Hall Corp Yard Program Update Admin Parks Traffic Sewer
Connectio
n
Single
family Unit $3,608.64 $557.9 1,395.06 $660.89 $159.00 $190.80 $8,760.00 4,370.45 $7,327.87 Multi-family
Unit $2,354.60 $363.63 $909.76 $431.38 $103.70 $124.44 $8,760.00 $3,102.59 $7,327.87 AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Table III-SC-7. City Impact Fees for Typical Single- and Multi-Family Units Housing
Type
Police +
Fire Historical City Hall Corp Yard Program Update Admin Parks Traffic Sewer
Connectio
n
Source: Sutter Creek, 2021 (Resolution No. 20-21-33).

Table III-SC-8 compares the estimated total City fees, including planning, building, and development impact fees for a singlefamily unit and multi-family unit. Additionally, the calculations assume that the single-family residential homes average 1,750 square feet while the multifamily development averages 925 square feet per unit. Residential projects in Sutter Creek would be required to pay fees ranging from approximately $65,14271,769 for a single-family unit (built on an existing lot), $70,1921,351,531 per unit in a single family 50-unit subdivision, and $45,830351,738 per unit in a 48-unit multifamily subdivision. A portion of total fees are payable to entities other than the City (i.e., fire district, school district, County agencies).

The City has no authority to change or waive fees assessed by non-City entities.

Table III-SC-8. Total Fees for Typical Single- and Multi-Family Units Development Assumptions
Development Type Single Family unit Single Family
Subdivision Multifamily Project
Number of Units 1 50 48
Square Feet per Unit 1,750 1,750 925
Estimated Construction Cost $262,500.00 $21,875,000.00 $13,875,000.00 Residential Valuation $200,834.40 $10,041,720.00 $5,908,000.00 Total Square Feet 1,750 87,500 46,250
Planning and Engineering Entitlement Fees
Site Plan Permit $0.00 $39,000.00 $39,000.00
Tentative Map $0.00 $50,000.00 $0.00
Subtotal Planning and Engineering Entitlement Fees $0.00 $89,000.00 $39,000.00 Building Permit Fees
CA Building Standards Fee $8.03 $401.67 $236.32
Electrical, Mechanical, Plumbing $73.37 $3,668.50 $11,514.80 Building Permit Fee $4,418.36 $220,917.84 $129,976.00
Plan Check Fee $2,101.67 $25,220.04 $21,016.70
Strong Motion Fee $26.11 $1,305.42 $768.04
Subtotal Building Permit Fees $6,627.54 $251,513.47 $163,511.86 Development Impact Fees
City Impact Fees Single
Family Unit
Multifamily
Unit Single Family unit Single Family Subdivision Multifamily Project County Impact Fees
Police + Fire $3,608.64 $2,354.60 $3,608.64 $180,432.00 $113,020.80 Historical $557.90 $363.63 $557.90 $27,895.00 $17,454.24 City Hall $1,395.06 $909.76 $1,395.06 $69,753.00 $43,668.48 Corp Yard $660.89 $431.38 $660.89 $44,044.50 $20,706.24 Program Update $159.00 $103.70 $159.00 $7,950.00 $4,977.60 Admin $190.80 $124.44 $190.80 $9,540.00 $5,973.12
Parks $8,760.00 $8,760.00 $8,760.00 $438,000.00 $420,480.00 AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Traffic $4,270.45 $3,102.59 $4,270.45 $218,522.50 $148,924.32 Sewer Connection $7,327.87 $7,327.87 $7,327.87 $366,393.50 $351,737.76 Subtotal City Impact Fees $267,9030.61 $1,36251,530.50 $351,737.76 1,126,942.56
Other Agency Impact Fees
School Fees (s.f.) $4.08 $4.08 $7,140.00 $357,000.00 $188,700.00 Amador Water Agency
(meter size) $23,800.00 $380,305.00 $23,800.00 $1,190,000.00 $380,305.00 County Regional Traffic
Impact Fee (unit) $3,878.00 $3,878.00 $3,878.00 $193,900.00 $186,144.00 County Recreation
Agency Park Impact
Fee (unit)
$3,293.00 $3,085.00 $3,293.00 $154,650.00 $154,250.00
Subtotal Other Agency Impact Fees $38,111.00 $1,905,550.00 $909,399.99 TOTAL FEES $71,7669.15 $3,50997,593.97 $2,199238,853.42 TOTAL FEES PER UNIT $71,769.15 $701,191951.88 $456,830.28642.78 Table III-SC-9 identifies the typical fees that would be collected for the development of single family and multi-family projects in the region, based on the fees for each jurisdiction as calculated in its respective section of this Background Report. Sutter Creek’s fees are higher in comparison to the majority of jurisdictions in the County, including unincorporated Amador County, Amador City, and Ione, and Jackson, but lower than Jackson and Plymouth.

While these costs will likely be passed on to the ultimate product consumer, thus impacting housing prices, these requirements are deemed necessary to provide City facilities and services and regional services necessary for health, safety, and quality of life desired by residents. The City also recognizes that developers can not as easily pass the cost of fees, as well as other costs, to the buyer or future homeowner when providing deed-restricted housing that is affordable to lower and moderate income households. While individual fees may not constrain housing, the combination of cumulative City and regional fees may serve as a constraint to housing development, including housing affordable to lower income households, special needs households, and deed-restricted moderate income housing. Program 9 in the Housing Plan ensures the City promotes and offers incentives to developers, such as such as reduced or deferred development fees, in exchange for a commitment to provide affordable or special needs housing and also addresses fee reductions or deferrals for deed-restricted moderate income housing.

Table III-SC-9. Estimated Fees Compared to Amador County Jurisdictions Jurisdiction Single-Family Unit
1,750 s.f.

Single Family Unit – 50-
unit subdivision, 1,750
s.f. average size
Multi-Family Unit – 48-
unit apartment, 925 s.f.
average size
Unincorporated Amador County1 $50,879.01 $50,057.97 $26,887.06 City of Amador City2 $41,464.61 $41,545.05 $21,336.45
City of Ione3 $58,559.27 $63,357.78 $40,567.57
City of Jackson4 $60,067.78 92,641.56 $65,024.28 92,849.71 $41,250.86 42,752.52 City of Plymouth5 $81,369.27 $81,362.00 $50,662.54
City of Sutter Creek $71,769.15 $71,951191.88 $456,830642.278 Source:

1. Amador County Fee Schedule, Amador County Single Family Unit Example Fee Calculation;, De Novo Planning Group

2. City of Amador Fee Schedule;, De Novo Planning Group

3. City of Ione Fee Schedule;, De Novo Planning Group

4. City of Jackson Fee Schedule;, De Novo Planning Group

5. City of Plymouth Fee Schedule;, De Novo Planning Group AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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3. PROCESSING AND PERMIT PROCEDURES
The length of time it takes the City to review and approve a housing development application can add to housing costs. If the developer is buying the land outright, there are monthly interest costs, and if the developer is working under an option to purchase, there are option costs to hold the land.

In recent years, varying amounts of time were taken to consider and approve housing construction proposals. Generally, projects that require environmental impact reports and/or are subject to public controversy have longer review periods. Project redesigns or additional studies may be required by environmental review. Each change in the project design can have associated architect and engineering fees, which grow with each revision. Projects that receive a negative declaration of environmental impact are typically approved within six months; projects with environmental impact reports have required one or more years.

Processing delays for residential projects can result from incomplete submittals by project applicants, inadequate responses to staff requests for additional information and exhibits, and failure to design projects to City standards. Table III-SC-9 identifies the typical processing times for the City’s development approvals and permits.

Table III-SC-9. Application Processing Times
Type of Approval or Permit Review Body Typical Processing Time Building Permit Staff 4–6 weeks
Site Plan Permit/Design Standards Review City Staff/Design Review Committee/Planning
Commission
2-4 months
Tentative Parcel Map Planning Commission 3 months
Final Parcel Map City Council 2 months
Tentative Subdivision Map Planning Commission 6–12 months Final Subdivision Map including Subdivision
Agreement
City Council 3–6 months
Annexation City Council w/ Planning
Commission recommendation
6–12 months
Lot Line Adjustment City Council 6 weeks
Conditional Use Permit Planning Commission 3 months
Source: City of Sutter Creek, 2022.

PROCESSING PROCEDURES
While permit processing and development review are necessary to ensure that development proceeds in an orderly manner, permit processing fees, the costs of studies, and implementation of conditions, as well as time consumed, can impact the cost of housing development.

The City reviews all applications for development for consistency with the General Plan, Zoning Ordinance, and other applicable regulations. Residential development projects may undergo a variety of types of approvals – ministerial, discretionary actions (either with or without a public hearing), and legislative actions, depending on the proposed project. This section outlines the timeline for typical residential development review and describes the permitting requirements and procedures for building permits, site plan permits, design review, development plans, conditional use permits (CUP), subdivision maps, etc. Table SC-10 summarizes typical processing procedures by project type.

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Table III-SC-10. Processing Procedures by Project Type
Type of Approval or Permit Single family Unit Subdivision Multi-Family Approval Requirements
● Building permit review
● Zoning Clearance
● Design standards review
● No CEQA Review
● Tentative/final
subdivision map
● Design Standards
Review
● CEQA – anticipate
Initial Study/Mitigated
Negative Declaration
● Building permit
review/Zoning
clearance
● Design Standards Review
● CEQA – anticipate Initial
Study/Mitigated Negative
Declaration or exemption if
eligible affordable or infill
project
● Building permit
review/zoning clearance
Processing Time 30-45 days (no design review)
30-90 days (design review)
6 – 12 months 3 – 4 months
6-8 months if Mitigated
Negative Declaration required
Source: City of Sutter Creek, 2022.

Building Permit
Applications for single- and multi-family residential projects which do not require any planning entitlements are submitted directly to the Building Department for permit processing. In general, development of a single family or two-family dwelling on an existing, appropriately zoned lot requires a building permit and design review. The application for the permit must be filed with City Building/Engineering and then the application is sent to the City Community Development Department to ensure that the development conforms to the required standards for that district and that the project is consistent with the Design Standards. City Building/Engineering then issues the permit to the developer. This is a ministerial process and takes approximately 30-45 days.

Planning Entitlements Review
Review of residential projects typically involves the determination of conformance with the City’s General Plan, site improvement standards, development standards and design standards, and environmental compliance (where required) in accordance with CEQA and CEQA Guidelines. The time frames for these processes are largely dictated by state planning law and CEQA; the time period necessary for environmental review may vary substantially depending on whether an environmental impact report, negative declaration, or categorical exemption is required. The project is also reviewed to determine if the type and amount of residential development is consistent with the zoning for the site; otherwise, a zone change would be required. The permitting and review process for all project types in Sutter Creek includes:
● An optional pre-application review meeting (to identify issues early on, thereby expediting application processing).
● Submittal of the application.
● Review for completeness coordinated by the Community Development Department and considering input from City departments and outside agencies.
● A letter to the applicant specifying in detail what additional information is needed to complete the application— this would include information about the project and environmental background reports, if applicable (traffic and noise studies, soils reports, etc.).
● Internal review of all application materials, site plan, maps, and design by Community Development/Planning staff, City Engineer, and Building Inspector.
● Additional meetings (phone and/or in person) with the applicant, if necessary. ● Public hearing by the Planning Commission or City Council for review and approval due to type of permit required, if necessary.

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Site Plan Review
In accordance with Chapter 18.50 of the City’s Zoning Ordinance, a Site Plan Review is required for the construction, reconstruction, or rehabilitation of any building located in the R-3, R-34, commercial, and industrial zones. Site plan permits are not required for the construction of single-family dwellings or two-family dwellings in one building, nor are site plan permits required for the construction of buildings for which a Conditional Use Permit or Variance has been obtained. A site plan application is available online at the City’s website. Site Plan Review is a discretionary process and requires public hearing. A Site Plan Review may be approved by the community development director following public notice and hearing, or referred to the planning commission for notice and hearing. The process takes approximately 60-120 days for a typical apartment project and 90 to 180 days for a single-family subdivision. A Site Plan Review may be approved if the following findings are made:

1. The proposed site development is essential or desirable to the public convenience or welfare;

2. The proposed site development will not impair the integrity and character of the area in which it is located, or the zoning district;

3. The proposed site development will insure that adequate public utilities and services are provided so that the project would not be detrimental to public health, safety, or general welfare;

4. The proposed site improvements are consistent with city improvement standards and all ordinance requirements; and

5. The proposed site development does not conflict with the various elements of the general plan, and the purposes of the Zoning Ordinance.

In approving a site plan, the community development director is limited to applying standards and requirements to the permit as codified in the Municipal Code, including City Improvement Standards. Decisions made by the Community Development Director may be appealed to the Planning Commission. Site Plan Reviews are subject to specific findings and do not generally constrain residential development, with the exception of Finding B, which requires that the development will not impair the integrity and character of the area or zoning district in which it is located. The Zoning Ordinance does not provide a definition of “integrity” or “character” nor does the City provide examples of projects that would and would not impair the integrity and character of an area.

This finding is subjective and removes certainty from the development review process. Program 17 in the Housing Plan will remove subjective language from the Site Plan Review finding to remove this potential constraint to residential development.

Design Review
Design review requirements can sometimes increase the cost of housing, especially those which require additional costly features be provided in a subdivision or multi-family housing development. Chapter 18.45 of the City’s Zoning Ordinance establishes design standards that shall apply city-wide for preservation of the historic image of Sutter Creek, together with an application review process to facilitate implementation of said standards. The City adopted Design Standards in 2015, revised in 2016, to implement Chapter 18.48 and provide clear direction for the design review process.

Design standards apply to every project in the City that requires either a building permit or a planning entitlement, or both, including each of the following: new construction; alterations to the exterior of an existing structure; repair of exterior features on an existing structure; additions to the exterior of an existing structure; moving an existing structure; demolition of an existing structure; and new subdivisions. In addition, within the Main Street historic district, these design standards also apply to the repair, maintenance, and painting of existing structures and facilities when neither a building permit nor planning entitlement is required.

The design elements of each project (including site design, architecture, landscaping, signs, parking design) is reviewed on a comprehensive basis.

A design review committee (DRC), consisting of five members appointed by the city council, makes determinations and/or recommendations to the community development director and the planning commission with respect to a project's level of compliance with the adopted design standards. All applicable projects must undergo design review before obtaining Design Clearance. The design review process is as follows:

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● For projects outside of the Historic Districts, City staff shall evaluate the building permit and/or planning entitlement application(s) and issue design clearance for those projects that clearly demonstrate conformance with the design standards. An application which does not clearly demonstrate conformance with the standards will be forwarded to the DRC for review.
● For projects within the Historic Districts, City staff shall evaluate the building permit and/or planning entitlement application(s) and make a recommendation to the DRC regarding conformance with the design standards. The DRC shall consider staff's recommendation and either:
a) issue design clearance on concurrence with staff's recommendation; or b) find that the application is not in conformance with the standards, whereby the applicant may either modify the project so that conformance is achieved or appeal the committee's interpretation to the planning commission.
● For projects within the Main Street historic district, City staff will evaluate the application and determine if the action is a significant modification to the exterior of a structure or if the action is not a significant modification to a structure. o For applications that do not propose a significant modification to the exterior of a structure, staff will make a recommendation to the DRC regarding the project's conformance with the design standards. The DRC will consider staff's recommendation and either:
a) Issue design clearance on concurrence with staff's recommendation; or b) Issue design clearance with required modifications; or c) Find that the application is not in conformance with these standards, in which case the applicant may either modify the project so that conformance is achieved or appeal the DRC's interpretation to the planning commission.
o For actions that create a significant modification to the exterior of a structure, staff and DRC will make recommendations to the planning commission regarding the project's conformance with the design standards.

The planning commission will consider staff's recommendation and either:
a) Issue design clearance on concurrence with staff and DRC recommendation; or b) Issue design clearance with required modifications; or c) Find that the application is not in conformance with these standards and deny the design clearance and direct the applicant to modify the project so that conformance is achieved.

Any decision made by city staff may be appealed to the DRC, and any decision made by the DRC may be appealed to the planning commission. Decisions made by the planning commission may be appealed to the city council.

The City’s Design Standards are presented in a standalone document adopted October 5, 2015. The document is easily accessible on the City’s website and includes transparent criteria in order to assist property owners, developers, and contractors navigate and comply with the City’s design standards. In order to prevent unreasonable constraints to development, the design standards are designed to be flexible in the way they are applied to individual projects. For instance, the document allows the reviewing authority to consider exceptions to design standards when:
● The restrictive effect of a specific standard is unreasonable due to unique conditions relating to the property such as size, shape, topography, location, proximity to a critical area, or character of surrounding uses, or that strict application of the standard would be unreasonable in view of the purpose to be served by the standard; or AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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● The alternative site planning and building design approach meets the design objectives as stated in the standard, equally well or better than would compliance with the standard; and ● In either of the foregoing circumstances, the exception will not result in substantial detriment to the public good.

Chapter 2 establishes general design standards for all projects that address:
● Consideration of adjacent development, including land uses, site organization, and architectural character of neighboring uses, existing natural features, views, privacy and solar access, links to adjacent development, and use of construction/restoration materials.
● Building and parking location, including the general placement of buildings and parking, pedestrian or vehicular orientation, protection of views and natural features, commercial building placement, corner buildings, projects with multiple structures, open space areas, pedestrian walkways, off-site views/solar access, building on slopes, parking facilities, landscaping, solar exposure/collectors/skylights, exterior lighting, screening, and fence and wall design. ● General building design standards, including architectural style, façade, fenestration, roofs/rooflines, roof equipment screening, parapets, entries, additions to existing structures, building materials, and colors. Illustrations and examples are provided to demonstrate various building design concepts.

Chapter 3 establishes design standards for sensitive historic areas of the City, including the Historic District and Main Street Historic District. These standards are generally more restrictive than development standards outside of historic areas, and include preservation of historic structures.

Chapter 4 provides design standards for new subdivisions (meaning a project that creates or proposes to create five or more new single family residential parcels or two or more new parcels of any other zoning or land use designation). The design standards for new subdivisions generally fall into two categories: Common elements are to be applied uniformly to the project with the intent of ensuring a visually cohesive community; and parcel-specific elements to address specific areas where careful design consideration must be given to site design and building layout to ensure that an appropriate interface with adjoining parcels is achieved.

Chapter 5 provides design standards for specific land uses, including drive-through businesses, hotels and motels, industrial and business parks, multi-family residential, commercial centers, office buildings, and service stations and car washes. These standards are intended to apply to specific types of development, which, by their nature, can present problematic or unique design issues.

While the design standards provide definitions for most of the terminology, many of the standards are subjective, with language like “should” and “encourage” and “may” and do not include specific, quantitative requirements. While the design standards include pictures of buildings that are consistent with some of the terms and concepts used in the Standards, the accompanying text does not always identify what components of the buildings are used to determine consistency. For example, there are pictures of buildings that “meet the intent of the design standards” and exemplify certain elements of an architectural style, but the text concedes that many buildings defy categorization. In addition, there are areas where multiple conflicting standards may apply. For example, the document states that “[w]herever a conflict between standards arises, the design element deemed more appropriate for the style or type of architecture envisioned shall be chosen.” This makes it difficult to ensure that the standards are applied consistently and may pose a constraint to development projects by not providing certainty in interpreting and applying the standards. Program 17 in the Housing Plan ensures that the design standards will be updated to provide objective standards for residential uses and to define subjective terms.

Development Plan
A development plan is required for each parcel of land in the PD combining zone and must be approved by the planning commission. Within the PD combining zone, uses permitted by right are all of the uses allowed in the underlying zone with which AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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the planned development zone is combined. Additional uses consistent with the general plan may be included as approved by the planning commission.

The development plan submittal must include:
● A map showing any street system and lot design proposed within the zone. Any areas proposed for parks, playgrounds, school sites, public buildings and other uses must be shown. Compliance with this requirement shall not be construed to relieve the applicant from compliance with the subdivision regulations or any other applicable regulations of the city. ● A plot plan for each building site or sites. A plot plan shall show the approximate location of all proposed buildings, indicating maximum and minimum distances between buildings and property or building site lines. ● Elevations and/or perspective drawings showing the front or primary facade of each proposed structures except single family residences. Such drawings need not be the result of final architectural decisions and need not be in detail. The purpose of such drawings is to indicate the architectural style of the proposed structures and to demonstrate that the entire development will have architectural unity and be in harmony with surrounding developments. ● Any or all of the following plans, studies and diagrams may also be required, as determined by the community development director and/or planning commission, to be included on the plot plan or appended thereto:
o Off-street parking and loading plan;
o A circulation diagram indicating the proposed movement of vehicles, goods and pedestrians within the site, and to and from adjacent thoroughfares. Any special engineering features and traffic regulation devices needed to facilitate or insure the safety of this circulation pattern shall be shown; o Landscaping and tree planting plan;
o A map showing the topography of the proposed site along with a preliminary grading plan; and o An economic feasibility report or market analysis.

The PD zone is applied in conjunction with a development project. Single family and multifamily lots within an existing PD zone are addressed in the development plan associated with application of the PD zone. The option for a developer to request the PD zone allows for flexibility in the design of a project and process to deviate from adopted Zoning Ordinance standards. This process encourages a greater variety of housing types and site plan arrangements and does not constrain development.

Subdivisions
This review process applies to all residential land divisions within the City. Title 17 of the Sutter Creek Municipal Code includes the standards and processes for subdivisions. It is based primarily on the State Subdivision Map Act. As it relates to residential development, the regulations apply to all land divisions for the purpose of sale or lease by any subdivider into two or more parcels or lots, any one of which contains not less than seven thousand square feet of area. As part of the review process for subdivisions, the City reviews applications for compliance with lot size and shape standards, consistency with the general plan, and infrastructure requirements. If the project complies with the subdivision standards and General Plan density, the project can proceed through the approval process. An applicant can request a variance to address site constraints that may impact lot sizes and shapes or other requirements.

For a residential subdivision, it is usually a six- to twelve-month process, which includes planning commission and possibly city council review and approval. Tentative subdivision maps are required with the subdivision application and are submitted to the planning department. Tentative maps identify the total property proposed to be subdivided and show the plan of development proposed in detail. Each subdivision application is first reviewed for completeness by the city planner and, if not missing any required information, is accepted as a completed application; this process takes up to 30 days. If necessary, other agencies, such AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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as the California Department of Transportation, are contacted in order to allow them the chance to review and evaluate the proposed development. Environmental review of the project is then conducted. In most cases, an initial study and negative declaration or mitigated negative declaration is prepared. The public review period is generally from 20 to 30 days.

Completed applications are then brought to the planning commission by City staff. The planning commission determines whether the tentative map is in conformity with the general plan, with the proper standards for lot and street design, with the improvement standards of the City. If an environmental impact report is required, this may substantially add to the cost and extend the time frame for permit processing.

Various development review and approval activities, such as General Plan amendments, rezones, and specific plans, may be subject to CEQA and require the preparation of an environmental document (i.e., environmental impact report, negative declaration) before a project can be approved. The requirement to prepare an environmental document can substantially lengthen the development review process, sometimes taking up to one year to obtain project approval. State environmental law mandates much of the time required in the environmental review process The costs associated with development project review will vary between projects. Sutter Creek utilizes an efficient and comprehensive approach toward development review and permitting that allows for quick response to developer applications. The City utilizes many practices to expedite application processing, reduce costs, and clarify the process to developers and homeowners. Increased development costs resulting from delays in the City’s development review and permitting process are not considered a constraint on housing development.

Conditional Use Permits
The City’s conditional use permit process is established in Chapter 18.60 of the Zoning Ordinance. Conditional use permits are typically applied to certain land uses which may need special conditions to ensure compatibility with surrounding land uses. In Sutter Creek, conditional use permits serve to permit uses in zones from which they are prohibited by the Zoning Ordinance where such uses are deemed essential or desirable to the public convenience or welfare, and are in harmony with the various elements or objectives of the General Plan. Developers seeking a conditional use permit must first file an application with the City. Following a determination by the community development director that an application is deemed complete, a public hearing is set. The reviewing body may approve a conditional use permit application, with or without conditions, only if all of the following findings can be made:
● The proposed uses of the property are essential or desirable to the public convenience or welfare; and ● The proposed uses will not impair the integrity and character of the zoning district; and ● The proposed uses would not be detrimental to public health, safety, or general welfare; and ● The proposed uses of the property are in harmony with the various elements or objectives of the general plan and the purposes of this title.

In approving a conditional use permit, the commission may include such conditions as the commission deems reasonable and necessary under the circumstances to preserve the integrity and character of the district and to secure the general purposes of this title and the general plan. Such conditions, without limiting the discretion and authority of the commission in this regard, may include time limitations, architectural and site approval, street dedication, and street and drainage improvements.

Residential sites included in the Inventory of Residential Sites in Chapter IV provide adequate capacity to accommodate the RHNA, including e very low and low income RHN,) without a Use Permit. Further, the variety of housing types described earlier in this chapter are all allowed in multiple zoning districts without a Use Permit, so the Use Permit requirement is not anticipated to constrain the development or rehabilitation of housing.

Impact of Processing and Permit Procedures on Housing Supply and Affordability The City has considered the totality of its processing and permit procedures and has concluded that they do not represent a significant constraint to housing supply or affordability. The City works proactively with applicants to encourage submittal of a complete application. Issues with project applications that cause significant delays are typically outside of the City’s control (i.e., AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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a change in the development plan, changes in materials or architectural styles, changes to request for concessions, etc.). The City will continue to work with developers of all housing projects to ensure that the City’s processing and permit procedures are clear and effective.

4. TRANSPARENCY
Government Code Section 65940.1 requires Sutter Creek to make the following available on its website:
● A current schedule of fees, exactions, and affordability requirements applicable to a proposed housing development project, presented in a manner that clearly identifies the fees, exactions, and affordability requirements that apply to each parcel and the fees that apply to each new water and sewer utility connection. ● All zoning ordinances and development standards adopted by the city presenting the information, which shall specify the zoning, design, and development standards that apply to each parcel. ● The list(s) that specify in detail the information that will be required from any applicant for a development project, pursuant to Government Code Section 65940.
● The current and five previous annual fee reports or the current and five previous annual financial reports, that were required pursuant to subdivision (b) of Section 66006 and subdivision (d) of Section 66013. ● An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted by the city on or after January 1, 2018.

To provide financial transparency, Sutter Creek also provides current budget and rate information, including the archived City budget and comprehensive annual financial report of the previous four years to the current recommended budget and previous fiscal year’s comprehensive annual financial report. The City’s current fee schedules, development application and permit forms, General Plan, including all its Community Plans, General/Specific Plans, or Area Plans for the unincorporated areas, Zoning Map, a link to the Zoning Ordinance, and other applicable planning-related documents are also available on its website to assist interested parties in understanding the fees and requirements associated with development of a parcel (or parcels). However, the City does not have its building permit fee schedule, the five previous annual fee reports or the archive of impact fee nexus studies, cost of service studies, or equivalent, conducted on or after January 1, 2018 available on its website. Program 17 in the Housing Plan ensures that the City will provide fiscal information on its website pursuant to Government Code Section 65940.1.

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CHAPTER IV. INVENTORY OF RESIDENTIAL SITES – SUTTER
CREEK
This section of the Housing Element describes resources available for housing development, rehabilitation, and preservation in Sutter Creek. Resources include land designated for housing development, financial resources to assist with the development, rehabilitation, and preservation of housing, and resources for energy conservation.

A. AVAILABILITY OF SITES FOR HOUSING
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)).

An important purpose of this inventory is to determine whether a jurisdiction has allocated sufficient land for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate the needs of all household income levels.

This section documents the availability of sites for future residential development and the adequacy of these sites to accommodate Sutter Creek’s 6th Cycle RHNA. In addition to assessing the quantity of land available to accommodate the City’s total housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income levels and housing needs. Sutter Creek will fulfill its share of regional housing needs using a combination of the methods below, as further described in this section:
● Units permitted and constructed during the 6th Cycle RHNA projection period in 2019 through 2021 ● Residential projects with development entitlements with anticipated development post January 1, 2022 ● Sites with zoning in place
o Vacant and underutilized sites with a proposed project o Vacant sites with zoning in place (R-E, R-L, R-1, R-2, R-3, R-34, C-2, and DTC zoned sites):
▪ Residential sites (R-E, R-L, R-1, R-2, R-3, and R-34) are assumed to develop at 8075% of capacity, ▪ Mixed use (C-2 and DTC) sites are assumed to develop with residential uses at 50% of capacity, and ▪ Realistic capacity assumptions anticipate up to 250% of a residential site may accommodate infrastructure and right-of-way consistent with approved and built densities shown in Table III-18.

Table IV-SC-1 summarizes the residential unit potential from the above methods and provides a comparison with Sutter Creek’s RHNA and inventory parcels are shown on Figure Sutter Creek-1. Parcel-specific site inventories are included in Attachment Sutter Creek-A.

Table IV-SC-1: Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Category Maximum
Density
Acres Realistic Capacity
Very Low Low Moderate Above
Moderate
Total
2021-2029 RHNA
(Table II-39) 15 12 13 34 74
Units Constructed/Permitted in
6th Cycle RHNA Projection
Period (2019 – 2021)1
0 0 0 12 12
NET REMAINING RHNA 15 12 13 22 62
Projects
Approved Projects 3.9 0 63 1 0 64
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Table IV-SC-1: Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Category Maximum
Density
Acres Realistic Capacity
Very Low Low Moderate Above
Moderate
Total
Pending Projects 37.4 45 0 1 48* 9794
Subtotal Projects 41.3 45 63 2 48 161158
Vacant Sites by Zoning District
Residential Estates (R-E) 1 31.2 0 0 0 2320 2320
Residential Low Density (R-L) 2 34.326.5 0 0 0 5238 5238 One Family Dwelling (R-1) 6.22 72.764.5 0 0 0 344287 344287 Two-Family Dwelling (R-2) 12.4 1.5 0 0 13 0 13
Limited Multiple Family (R-3) 14.5 2.4 0 0 28 0 28
Multiple Family (R-34) 29 2.34.7 0 0 4560 0 4560
Commercial (C-2) 29 8.6 53 37 2622 0 116112
Downtown Commercial (DTC) 29 0.42 0 0 52 0 52
Subtotal Vacant Sites 153.4 53 37 117107 419345 626542
Total Capacity (Inventory, plus Approved Projects, plus ADUs) TOTAL CAPACITY 98 100 119109 467393 787700
Shortfall - - - -
Excess Capacity 83 88 10696 445371 1
HCD APR Table A2, California Open Data Portal, Accessed 10/14/2022 *While these units are not necessary to accommodate the City’s above moderate income needs, the pending subdivisions are identified in this table to encourage development of the sites during the 6th Cycle.

Source: City of Sutter Creek, 2022; Amador County Assessor Data, 2021; De Novo Planning Group, 2022 As shown in Table IV-SC-1, Sutter Creek has a total realistic capacity for 787 units, with an excess capacity of 83 very low, 88 low, 106 moderate, and 445 above moderate income units to accommodate the RHNA.

REALISTIC CAPACITY AND AFFORDABILITY
To evaluate the adequacy of the sites identified to address the affordability levels stablished by the RHNA, State law (Government Code Section 65583.2(c)(3)) provides for the use of “default densities” to assess affordability. Based on its population and location within Amador County, Sutter Creek falls within the default density of at least 15 units per acre for providing sites affordable to very low and low income households.

All identified developable land designated for residential use (all residential land use designations in the General Plan) is considered available for residential development; however, large sites that are not proximate to roadways and existing/planned water and sewer infrastructure are not included in the 6th Cycle inventory as such sites are more likely to develop in the 7th or future cycles. Additionally, land within the C-2 and DTC zoning districts is also considered available for residential development as the Development Code permits residential uses on these sites and does not require a non-residential component. All sites included in the inventory are vacant.

Realistic capacity was calculated at 8075% of maximum density for residential zoning districts and 50% of maximum density for commercial and mixed use districts that allow residential development. The realistic capacity assumptions anticipate that residential sites may be reduced by up to 250% to provide for infrastructure and that mixed use sites may be reduced by up to 50% to accommodate non-residential uses and infrastructure. It is noted that the City does not need its mixed-use/commercial AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Sutter Creek Annex | 37
sites to accommodate the RHNA; these have been included in the inventory to increase housing options for developers and promote housing opportunities more broadly throughout the community.

Sites suitable for very low and low income households are sites zoned R-4, C-2, and DTC that are sized from 0.5 to 10 acres, based on Government Code Section 65583.2(c)(2). Lower income sites are assumed to develop with 60% very low and 40% low income units as the majority of lower income projects receive tax credits and other subsidies typically emphasize very low income units and have a majority of units affordable to very low income households. In order to encourage efficient use of land and development at the upper end of the permitted densities, Program 17 in the Housing Plan requires sites identified to accommodate the very low and low income need to develop at 75% or more of the permitted density with certain exceptions. Sites suitable for moderate income households can be provided at 10 or more units per acre, including sites in the R-2 and R-3 districts and sites that are less than 0.5 acre or greater than 10 acres in the R-34, C-2, and DTC districts. The City has used these default density thresholds as a guide in allocating its sites inventory by income category, as presented in Table IV-SC-1 and detailed by site in Appendix Sutter Creek-A.

PROJECTS WITH ENTITLEMENTS
The City has 1 project with development entitlements that is anticipated to be completed in the 6th Cycle post January 1, 2022 and will contribute towards addressing its 6th Cycle RHNA, as described below:
● Pinewoods West Apartments – APN 044-020-095. Approved lower income multifamily project with 64 deed-restricted low and 1 moderate (manager’s unit) income units. Construction began on the units and was paused. The owner has indicated interest in resuming the project and it is anticipated to be completed during the 6th Cycle.

PENDING PROJECT
The City has 3 pending residential projects that are anticipated to be entitled and under development during the 6th Cycle and contribute toward addressing its 6th Cycle RHNA, as summarized below. Additional information regarding each site is provided in Appendix A.
● Danco Supportive Housing – APN 044-020-057. Proposed multifamily project on 2.15 acres with 45 deed-restricted very low and 1 moderate (manager’s unit) income units.
● Broadmeadow Estates – APNs 040-232-001 (City) and 040-030-060 (County). Proposed single family project on 9 acres, including 4 above moderate units in the City and 6 above moderate income units in the County. This project is anticipated to be annexed during the 6th Cycle. However, the 6 above moderate income units that would result from annexation are not necessary to accommodate the City’s RHNA and are noted for informational purposes. This project is within the previously approved Golden Hills Estates Subdivision, which was approved in 2002 and has since expired. An application for this project was submitted in 2023. While the timing is dependent on the housing market and developer preferences, the entitlements (tentative and final subdivision map) can both be issued during the remaining period of the 6th Cycle and building permits can be issued, making the site available. ● Panner Creek Estates – APN 040-030-096. Proposed single family subdivision on 26 acres. This project is within the previously approved Golden Hills Estates Subdivision, which was approved in 2002 and has since expired. An application for this project has been submitted. While the timing is dependent on the housing market and developer preferences, the entitlements (tentative and final subdivision map) can both be issued during the remaining period of the 6th Cycle and building permits can be issued, making the site available.

SIZE OF SITES
As shown in Table IV-SC-2, the City has vacant sites in a range of sizes. Sites available for single-family development appropriate for above moderate income households range from small lots of less than 0.25 acres in existing and approved subdivisions to infill lots of up to 2.5 acres in size to lots greater than 10 acres in size that can accommodate larger-scale subdivisions. Lots for moderate income households accommodate higher density single-family (e.g., townhomes, attached single-family, cluster housing) and medium/high density multi-family units, primarily in the R-2 and R-3 zones, are located on lots less than 2.5 acres.

AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Sutter Creek Annex | 38
Lots to accommodate the very low and low income need to include sites with approved projects that are less than 4 acres in size and vacant lots generally 1.3 to 3 acres in size.

Table IV-SC-2: Vacant and Underdeveloped Parcels by Size Zoning District <0.25 <0.5 <1 <2.5 <5 <10 >10
Total
Parcel
Count
Approved and Pending Projects
R-L -- -- -- -- -- -- 1 1
R-1 -- -- 1 -- -- 1 -- 2
R-34 -- -- -- 1 1 -- -- 2
Vacant Sites
R-E -- -- 1 -- 2 4 -- 7
R-L -- -- 2 3 1 1 7
R-1 18 16 11 3 7 1 1 57
R-2 7 1 -- -- -- 8
R-3 -- -- -- 1 -- -- -- 1
R-34 13 1 -- --1 -- -- -- 1415
C-2 7 2 2 2 1 -- -- 14
DTC 3 -- -- -- -- -- -- 3
Subtotal Vacant 48 19 15 8 13 6 2 111
V. AFFIRMATIVELY FURTHERING FAIR HOUSING ISSUES AND
HOUSING SITES – SUTTER CREEK
This section summarizes the AFFH issues in Sutter Creek in the context of the inventory of sites. AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also whether the identified sites serve the purpose of improving segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity. The Annex for Sutter Creek identifies its inventory of sites with approved and pending projects and vacant sites that can accommodate the RHNA during the 6th Cycle. Countywide site inventory and regional issues are discussed in the AFFH chapter of the Background Report.

LOCAL KNOWLEDGE
Based on local knowledge and data, no location-specific AFFH issues were identified that would be affected by the inventory of sites. The primary AFFH needs identified were for fair housing education and enforcement, to assist residents, landlords, and property managers in understanding and complying with fair housing laws, and additional affordable housing to increase housing choice and mobility and to improve access to opportunities and services.

AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Sutter Creek Annex | 39

SEGREGATION/INTEGRATION
As shown in Figures V-6 and V-8, sites to accommodate all income levels, including low income sites, are provided in census tracts with all neighborhood concentrations in Sutter Creek. Although moderate and above moderate income sites are available regardless of race/ethnicity concentrations, compared with census tracts with lower diversity, areas with higher diversity index have relatively less share of moderate income sites. As shown in Figure V-12, very low/low, moderate, and above moderate income sites are distributed throughout Sutter Creek and provide opportunities for all income levels in areas with moderate disability levels (20-30%) as well as in areas with lower disability levels (10-20%). More moderate income sites are located within areas with higher percentage of population with a disability. Regarding familial status, areas in Sutter Creek have similar share of their households as married couple households. Therefore, very low/low, moderate, and above moderate income sites are not concentrated by income level in census tracts exhibiting higher share of married couple households, as shown in Figure V-15.

However, regarding female-headed households by proportion of children present, more moderate income sites are located in areas with higher percentage of female-headed households by proportion of children present. As shown in Figure V-19, more of the share of moderate income sites are concentrated in areas with higher percentage of senior population. Regarding income patterns, as shown in Figure V-21, a mixture of very low/low, moderate, and above moderate income opportunities are available in areas with different income levels.

R/ECAPS AND RCAAS
As previously discussed, there are no R/ECAPs or RCAAs located in Amador County, including the incorporated cities nor are there any that are proximate or connected to Amador County. As previously discussed, the very low/low, moderate, and above moderate income sites are distributed throughout the County and cities and do not include any concentrations of lower income housing. Further, there are no concentrations of above moderate income housing (most sites for above moderate incomes are in close proximity to moderate income and/or very low income sites) and are not anticipated to result in any RCAAs. Therefore, there would be no effect on R/ECAPS or RCAAs.

ACCESS TO OPPORTUNITY
Figures V-25 shows that, in Sutter Creek, sites to accommodate all income levels are located in areas with diverse economic outcomes. Compared with areas with more positive economic outcomes, less share of moderate income sites are located in areas with less positive economic outcomes. In contrast, as shown in Figure V-27, a higher share of moderate income sites are provided in areas with less positive education outcomes. As shown in Figure V-29, sites to accommodate all income levels are provided in areas with different environmental outcomes and a higher share of moderate income sites are provided in areas with more positive education outcomes. As shown in Figure V-31, very low and low income sites are located in moderate and high resource TCAC opportunity areas in Sutter Creek. As shown in Figure V-33, Sutter Creek has identified very low and low income sites in areas with diverse job proximity scores. A higher share of moderate income sites are provided in areas with less positive job proximity scores.

DISPLACEMENT RISK
As shown in Figure V-34, the County and the cities do not include any areas identified as vulnerable to displacement. While there are vulnerable communities along the I-5 and Highway 99 corridors in Sacramento and San Joaquin Counties to the west, there are no areas identified as vulnerable to displacement that are adjacent or proximate to Amador County. While there are no vulnerable communities in Amador County, factors that may lead to displacement are examined below to identify potential displacement risks. As shown in Figure V-36, renter households with the highest rates of overpayment are located in the eastern portion of Amador County south of State Route 88 and from Sutter Creek to the Jackson area west of State Route 49. Census tract

4.01 that covers the eastern portion of Sutter Creek has higher rates of overpayment (60 - 80%) for renter households. Very low and low income housing sites are designated in these areas of overpayment to increase opportunities for affordable housing and to reduce the cost burden and associated displacement risk to renter households. As shown in Figures V-21, a portion of the very low and low income sites are located in areas where household incomes are low, thereby promoting new opportunities for more affordable housing choices for existing lower-income households in the communities where they already live.

AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Sutter Creek Annex | 40

CONCLUSION
Sites in Sutter Creek do not exacerbate any AFFH issues associated with segregation and integration, access to opportunity, R/ECAPs and RCAAs, and displacement risk. Sites do not concentrate very low, low, moderate, or above moderate income sites in areas with high (or low) concentrations of the studied populations relative to the rest of the City. Regionally, the distribution of sites within the City would access to more positive and high economic and educational outcomes for very low/low income households, while also increasing access to high and highest opportunity resource areas for very low/low income households as well as moderate/above moderate income households. The distribution also includes more above moderate income households in the lower-scoring environmental resource areas and in the moderate resource overall opportunity area than in higher-performing areas. Similarly, the sites would not contribute to any disproportionate housing needs or displacement risk. In order to further enhance access to opportunity, the City will implement Program 4, to encourage ADUs, JADUs, and SB 9 units throughout the City including in higher opportunity areas, Program 9 to prioritize assistance to very low/low income projects that increase access to opportunity, and Program 13, which includes place-based strategies for community preservation and revitalization to improve place-based opportunities.

Prospect
Dr
S
u
tte
r
Hill
Rd
Old State Rte
49 Sutt er Crst
E
Sutter Creek Rd
Nickerson St
Spanish St
Foothill
Dr
H
ighla
nd Dr
Gopher Flat Rd
Shake Ridge Rd
Ridge Rd
LocustLn
Eureka St
Sutter
Crst W
Broad St
Hill
sid
e
Dr
Goffinet Rd
RaylanDr
Patricia Ln
Judy Dr
Goffinet Rd
Ridge Rd
Bowers Rd
A mador Trl
Lor
i
nd
a
D
r
Oro Monte
Sie
r
ra
West Ct
Eureka Rd
Rabb
St
Tonzi Rd
Werne
r
R d
State Rte 49
Post
Sweet Pea
Way
Badger St
A
mador Rd
Tonzi
Rd
Forrest Products Rd
Old Ridge Rd
Commerce Dr
Sutter
Creek R d
Airport Rd
Allen Ranch Rd
Figure Sutter Creek-1. Sutter Creek
Inventory of Sites Zoning Map
Legend AMADOR COUNTYWIDE HOUSING ELEMENT
City Boundary
Vacant Sites
Above Moderate
Moderate
Very Low/Low
Pending/Approved
Project Sites
Above Moderate
Very Low/Low and
Moderate
Zoning
R-E
R-L
R-1
R-2
R-3
R-3
C-1
C-2
DTC
I-1
I-2
MU
OS
P
R
P-S
Sources: Amador County GIS; USGS Roads Database. Map date: August 25, 2023. \
0 500 1,000
Feet
G o l d R u s h
R a n c h
Gold Rush
Ranch
Area Mapped
Minnie
Provis
Park
Bryson Park Allen Ranch
Tailings
Central Eureka
Mine
Walsh Cardlock
Central Eureka Mine
Minehead Site
South Eureka
Mine
Old Eureka Mine
(Amador Surplus)
Old State Rte 49
Sutt er Crst
E
Nickerson St
Spanish St
Foothill Dr
Highland Dr
Gopher Flat Rd
Shake Ridge Rd
Ridge Rd
LocustLn
Eureka St
Sutter Crst W
Broad St
Sutter Creek Rd
Hillside Dr
GoffinetRd
RaylanDr
Patricia Ln
Judy Dr
Goffinet Rd
Ridge Rd
Bowers Rd
Boston Aly
Eureka Rd
Rabb St
Gopher Flat
Werner Rd
State Rte 49
ProspectDr
Tonzi
Rd
Post
Badger St
Amador
Rd
Old Ridge Rd
Commerce Dr
SutterCreek R d
Airport Rd
Allen Ranch Rd
Figure Sutter Creek-2
Housing Inventory Constraints
Sutter Creek

AMADOR COUNTYWIDE

HOUSING ELEMENT
Hazardous Materials
LUST Cleanup Site
Cleanup Program Site*
Voluntary Cleanup Site
State Response Site
Federal Superfund Site*
Easements and Restrictions
California Protected Areas
Database (CPAD)
California Conservation
Easement Database (CCED)*
Airport Land Use Plan
Runway
Safety Area 1
Safety Area 2
Safety Area 3
Legend
City Boundary
Pending/Approved Project Sites
Above Moderate
Very Low/Low and Moderate
Vacant Sites
Above Moderate
Moderate
Very Low/Low
Sources: Amador County GIS; USGS Roads Database; CPAD 2022b; CCED 2022b; California DTSC EnviroStor Database; California SWRCB Geotracker Database; Airport Influence Areas, Amador County. Map date: August 10, 2023. \
0 500 1,000
Feet
G o l d
R u s h
R a n c h
Gold Rush Ranch
Area Mapped
Gold Rush
Golf Property
AMADOR
COUNTY

AIRPORT
None identified within the mapped
extent
*
Sutter Creek Inventory of Housing Sites

JURISDICTION ADDRESS/ INTERSECTION ZIP APN

CONSOLIDATED

GENERAL PLAN ZONING

MINIMUM DENSITY
MAXIMUM DENSITY ASSR_ACRE ASSR_UCDES

INFRASTRUCTURE

PUBLICLY OWNED SITE STATUS
INCLUDED IN LAST 2 CYCLES VERY LOW LOW MODERATE

ABOVE MODERATE

TOTAL REALISTIC CAPACITY
100-YR FLOOD (Acres)
SUTTER CREEK 238 LORINDA DR 95685 018-292-006-000 RSF R-1 0 6.220 0.13 Residential Vacant Planned 0 0 0 1 1 0.00 SUTTER CREEK 236 MILL ST 95685 018-080-011-501 RSF R-1 0 6.220 0.27 Residential Vacant Planned 0 0 0 1 1 0.00 SUTTER CREEK 274 SUTTER CREST W 95685 040-200-034-000 RSF R-1 0 6.220 0.43 Residential Vacant Planned 0 0 0 2 2 0.00 SUTTER CREEK 12907 AMADOR RD 95685 018-040-008-000 C C-2 0 29.000 0.54 Residential Vacant Planned 4 3 0 0 7 0.00SUTTER CREEK SUTTER IONE RD AND ORO MADRE 95685 018-020-031-000 RL R-L 0 2.000 7.64 Residential Vacant Planned 0 0 0 11 11 0.00SUTTER CREEK 150 FOOTHILL DR 95685 018-267-004-000 RSF R-1 0 6.220 0.14 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK VALLEY VIEW WAY AND BOWERS D 95685 044-020-095-000 RH R-3 0 0.000 3.88 Residential Vacant Available Pinewoods West AparY 0 63 1 0 64 0.00 SUTTER CREEK VALLEY VIEW WAY AND BOWERS D 95685 044-020-057-000 RH R-3 0 0.000 2.15 Residential Vacant Planned Danco Supportive HouY 45 0 1 0 46 0.00SUTTER CREEK CA-49 AND VALLEY VIEW WY 95685 018-010-050-000 C C-2 0 29.000 0.48 Residential Vacant Planned 0 0 6 0 6 0.00 SUTTER CREEK 11900 SUTTER HILL RD 95685 044-020-027-000 RH R-3 0 14.500 2.42 Residential Vacant Planned 0 0 26 0 26 0.00 SUTTER CREEK BRYSON DR AND DEL VISTA RD 95685 018-332-025-000 RM R-2 0 12.400 0.18 Residential Vacant Planned 0 0 1 0 1 0.00 SUTTER CREEK 105 BRYSON DR 95685 018-331-027-000 RM R-2 0 12.400 0.22 Residential Vacant Planned 0 0 2 0 2 0.00SUTTER CREEK 130 BRYSON CT 95685 018-342-013-000 RH R-3 0 29.000 0.16 Residential Vacant Planned 0 0 3 0 3 0.00 SUTTER CREEK 89 MESA DE ORO CIR 95685 018-343-026-000 RM R-2 0 12.400 0.11 Residential Vacant Planned 0 0 1 0 1 0.00 SUTTER CREEK 109 MESA DE ORO CIR 95685 018-343-021-000 RM R-2 0 12.400 0.16 Residential Vacant Planned 0 0 1 0 1 0.00SUTTER CREEK 205 BRYSON DR 95685 018-345-007-000 RSF R-1 0 6.220 0.28 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 104 MESA DE ORO CIR 95685 018-344-011-000 RM R-2 0 12.400 0.14 Residential Vacant Planned 0 0 1 0 1 0.00SUTTER CREEK MESA DE ORO CIR AND FOOTHILL D 95685 018-343-008-000 RM R-2 0 12.400 0.11 Residential Vacant Planned 0 0 1 0 1 0.00SUTTER CREEK 50 OPAL ST 95685 018-293-015-000 RSF R-1 0 6.220 0.17 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK OPAL CT 95685 018-293-047-000 RSF R-1 0 6.220 1.07 Residential Vacant Planned 0 0 0 4 4 0.00SUTTER CREEK 135 PATRICIA LN 95685 018-320-047-000 RH R-3 0 29.000 0.30 Residential Vacant Planned 0 0 6 0 6 0.00 SUTTER CREEK 130 PATRICIA LN 95685 018-320-010-000 RSF R-1 0 6.220 0.17 Residential Vacant Planned 0 0 0 1 1 0.00 SUTTER CREEK 40 PLEASANT DR 95685 018-267-013-000 RSF R-1 0 6.220 0.21 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 117 DENNIS ST 95685 018-231-009-000 RSF R-1 0 6.220 0.07 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 32 OLD HIGHWAY 49 95685 018-270-014-000 RSF R-1 0 6.220 2.93 Residential Vacant Planned 0 0 0 13 13 0.00SUTTER CREEK 130 DAVID DR 95685 018-320-038-000 RSF R-1 0 6.220 0.24 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK OLD HIGHWAY 49 AND PLEASANT D 95685 018-261-003-000 RSF R-1 0 6.220 0.17 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 110 GOLD DUST TRL 95685 018-270-008-000 C C-2 0 29.000 1.02 Residential Vacant Planned 8 6 0 0 14 0.00SUTTER CREEK 191 GREENSTONE TER 95685 018-210-011-000 C C-2 0 29.000 0.20 Residential Vacant Planned 0 0 2 0 2 0.00SUTTER CREEK DENNIS ST AND OLD ST RT 49 95685 018-231-001-000 RSF R-1 0 6.220 0.22 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 90 DENNIS ST 95685 018-232-005-000 RSF R-1 0 6.220 0.24 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 86 DENNIS ST 95685 018-232-012-000 RSF R-1 0 6.220 0.16 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 12342 ALLEN RANCH RD 95685 018-010-043-000 RSF R-1 0 6.220 4.67 Residential Vacant Planned 0 0 0 21 21 0.00SUTTER CREEK 80 DAVID DR 95685 018-320-033-000 RSF R-1 0 6.220 0.20 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 65 DAVID DR 95685 018-320-031-000 RSF R-1 0 6.220 0.44 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 50 GOLD DUST TRL 95685 018-190-029-000 RE R-E 0 1.000 0.74 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 12343 ALLEN RANCH RD 95685 018-010-041-000 RE R-E 0 1.000 5.36 Residential Vacant Planned 0 0 0 4 4 0.00SUTTER CREEK 12248 ALLEN RANCH RD 95685 018-010-042-000 RL R-L 0 2.000 4.79 Residential Vacant Planned 0 0 0 7 7 0.00SUTTER CREEK 61 ANNA AVE 95685 018-171-026-000 RSF R-1 0 6.220 0.28 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 76 CHURCH ST 95685 018-210-008-000 C C-2 0 29.000 0.58 Residential Vacant Planned 5 3 0 0 8 0.00SUTTER CREEK 8 GREENSTONE TER 95685 018-190-027-000 C C-2 0 29.000 0.20 Residential Vacant Planned Y 0 0 2 0 2 0.00SUTTER CREEK ALLEN RANCH RD AND BADGER ST 95685 018-010-040-000 RE R-E 0 1.000 5.20 Residential Vacant Planned 0 0 0 3 3 0.00SUTTER CREEK 178 CHURCH ST 95685 018-190-032-000 C C-2 0 29.000 1.35 Residential Vacant Planned 11 8 0 0 19 0.00SUTTER CREEK 12241 ALLEN RANCH RD 95685 018-010-039-000 RE R-E 0 1.000 4.78 Residential Vacant Planned 0 0 0 3 3 0.00SUTTER CREEK 82 ALLEN RANCH RD 95685 018-151-010-000 RSF R-1 0 6.220 4.15 Residential Vacant Planned 0 0 0 19 19 0.00SUTTER CREEK ALLEN RANCH RD AND BADGER ST 95685 018-010-036-000 RE R-E 0 1.000 5.27 Residential Vacant Planned 0 0 0 3 3 0.00SUTTER CREEK 71 SPANISH ST 95685 018-152-004-501 RSF R-1 0 6.220 0.54 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK ALLEN RANCH RD AND BADGER ST 95685 018-010-037-000 RE R-E 0 1.000 5.20 Residential Vacant Planned 0 0 0 3 3 0.00SUTTER CREEK 60 RANDOLPH ST 95685 018-163-024-000 RSF R-1 0 6.220 0.19 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 119 EUREKA ST 95685 018-163-008-000 RSF R-1 0 6.220 3.36 Residential Vacant Planned 0 0 0 15 15 0.00SUTTER CREEK ALLEN RANCH RD AND BADGER ST 95685 018-010-038-000 RE R-E 0 1.000 4.71 Residential Vacant Planned 0 0 0 3 3 0.00SUTTER CREEK 21 RANDOLPH ST 95685 018-132-008-000 RSF R-1 0 6.220 0.19 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 214 MAHONEY MILL RD 95685 018-112-011-000 RSF R-1 0 6.220 1.35 Residential Vacant Planned 0 0 0 6 6 0.00SUTTER CREEK 80 HANFORD ST 95685 018-061-035-000 DTC DTC 0 29.000 0.20 Residential Vacant Planned 0 0 2 0 2 0.00SUTTER CREEK 175 MAHONEY MILL RD 95685 018-111-002-000 RSF R-1 0 6.220 0.23 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK SUTTER CREEK RD AND HILLSIDE DR 95685 040-030-067-000 RL R-L 0 2.000 3.70 Residential Vacant Planned 0 0 0 5 5 0.00 SC-A-1
Sutter Creek Inventory of Housing Sites

JURISDICTION ADDRESS/ INTERSECTION ZIP APN

CONSOLIDATED

GENERAL PLAN ZONING

MINIMUM DENSITY
MAXIMUM DENSITY ASSR_ACRE ASSR_UCDES

INFRASTRUCTURE

PUBLICLY OWNED SITE STATUS
INCLUDED IN LAST 2 CYCLES VERY LOW LOW MODERATE

ABOVE MODERATE

TOTAL REALISTIC CAPACITY
100-YR FLOOD (Acres)
SUTTER CREEK 124 COLE ST 95685 018-134-004-000 RSF R-1 0 6.220 0.24 Residential Vacant Planned 0 0 0 1 1 0.00 SUTTER CREEK 131 TUCKER HILL RD 95685 018-061-003-000 RSF R-1 0 6.220 1.06 Residential Vacant Planned 0 0 0 4 4 0.00SUTTER CREEK 255 SPANISH ST 95685 018-111-012-000 RSF R-1 0 6.220 0.42 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 122 RIDGECREST CT 95685 040-190-029-000 RSF R-1 0 6.220 0.74 Residential Vacant Planned 0 0 0 3 3 0.00SUTTER CREEK 65 GOPHER FLAT RD 95685 018-091-022-000 RSF R-1 0 6.220 0.19 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 80 MARRE ST 95685 018-091-023-000 RSF R-1 0 6.220 0.27 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 114 GOPHER FLAT RD 95685 018-092-025-000 RSF R-1 0 6.220 0.53 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 171 MILL ST 95685 018-070-005-000 RSF R-1 0 6.220 0.92 Residential Vacant Planned 0 0 0 4 4 0.00SUTTER CREEK GOLDEN HILLS DR AND SUTTER CRE 95685 040-030-096-000 RL R-L 0 0.000 26.09 Residential Vacant Planned Panner Creek Estates 0 0 0 38 38 1.00SUTTER CREEK 499 HERRINGTON CT 95685 040-232-026-000 RSF R-1 0 6.220 0.71 Residential Vacant Planned 0 0 0 3 3 0.00SUTTER CREEK 144 RIDGECREST CT 95685 040-190-028-000 RSF R-1 0 6.220 0.61 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 339 MAHONEY MILL RD 95685 018-020-032-000 RL R-L 0 2.000 10.41 Residential Vacant Planned 0 0 0 15 15 0.00SUTTER CREEK 251 HANFORD ST 95685 018-053-015-000 C C-2 0 29.000 0.22 Residential Vacant Planned 0 0 3 0 3 0.00SUTTER CREEK 162 RIDGECREST CT 95685 040-190-027-000 RSF R-1 0 6.220 0.53 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 190 RIDGECREST CT 95685 040-190-026-000 RSF R-1 0 6.220 0.47 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 200 AMADOR RD 95685 018-061-001-000 C C-2 0 29.000 0.15 Residential Vacant Planned 0 0 2 0 2 0.00SUTTER CREEK RIDGECREST CT AND SUTTER CREST 95685 040-190-025-000 RSF R-1 0 6.220 0.46 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 99 STANFORD ST 95685 018-070-026-000 RSF R-1 0 6.220 7.89 Residential Vacant Planned 0 0 0 36 36 0.00SUTTER CREEK GOLDEN HILLS DR AND SUTTER CRE 95685 040-030-095-000 RSF R-1 0 6.220 3.14 Residential Vacant Planned 0 0 0 14 14 0.00SUTTER CREEK 237 MANOR CT 95685 040-220-047-000 RM R-2 0 12.400 0.56 Residential Vacant Planned 0 0 5 0 5 0.00SUTTER CREEK 420 HERRINGTON CT 95685 040-232-018-000 RSF R-1 0 6.220 0.55 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 254 OAK VIEW CT 95685 040-200-019-000 RSF R-1 0 6.220 0.36 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK OLD ST RT 49 AND SPANISH ST 95685 018-034-009-000 RH R-3 0 29.000 0.20 Residential Vacant Planned 0 0 4 0 4 0.00 SUTTER CREEK 486 HERRINGTON CT 95685 040-232-020-000 RSF R-1 0 6.220 0.38 Residential Vacant Planned 0 0 0 1 1 0.00 SUTTER CREEK 267 CALIFORNIA DR 95685 040-210-023-000 RSF R-1 0 6.220 0.33 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK SHAKE RIDGE RD AND MEADOWCR 95685 040-200-002-000 RSF R-1 0 6.220 0.50 Residential Vacant Planned 0 0 0 2 2 0.00SUTTER CREEK 274 CALIFORNIA DR 95685 040-210-043-000 RSF R-1 0 6.220 0.36 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK GOLDEN HILLS DR AND BROADMEA 95685 040-232-001-000 RSF R-1 0 0.000 0.67 Residential Vacant Planned Broadmeadow Estates 0 0 0 4 4 0.00SUTTER CREEK 428 OLD HIGHWAY 49 95685 018-031-006-000 C C-2 0 29.000 2.94 Commercial Vacant Planned Y 25 17 0 0 42 0.00SUTTER CREEK SUTTER IONE RD AND HIGHWAY 49 95685 040-210-057-000 RSF R-1 0 6.220 20.00 Residential Vacant Planned 0 0 0 93 93 0.00SUTTER CREEK SPANISH ST AND GOFFINET RD 95685 018-020-033-000 RSF R-1 0 6.220 0.28 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK WOODWORTH AVE AND NICKERSO 95685 018-201-050-000 RSF R-1 0 6.220 0.06 Residential Vacant Planned 0 0 0 1 1 0.00SUTTER CREEK 120 BRYSON CT 95685 018-342-012-000 RH R-3 0 29.000 0.17 Residential Vacant Planned 0 0 3 0 3 0.00 SUTTER CREEK 125 BRYSON CT 95685 018-342-021-000 RH R-3 0 29.000 0.15 Residential Vacant Planned 0 0 3 0 3 0.00SUTTER CREEK 165 BRYSON CT 95685 018-342-017-000 RH R-3 0 29.000 0.14 Residential Vacant Planned 0 0 3 0 3 0.00SUTTER CREEK 155 BRYSON CT 95685 018-342-018-000 RH R-3 0 29.000 0.11 Residential Vacant Planned 0 0 2 0 2 0.00SUTTER CREEK 160 BRYSON CT 95685 018-342-016-000 RH R-3 0 29.000 0.19 Residential Vacant Planned 0 0 4 0 4 0.00SUTTER CREEK 145 BRYSON CT 95685 018-342-019-000 RH R-3 0 29.000 0.10 Residential Vacant Planned 0 0 2 0 2 0.00SUTTER CREEK 135 BRYSON CT 95685 018-342-020-000 RH R-3 0 29.000 0.11 Residential Vacant Planned 0 0 2 0 2 0.00SUTTER CREEK 115 BRYSON CT 95685 018-342-022-000 RH R-3 0 29.000 0.14 Residential Vacant Planned 0 0 3 0 3 0.00SUTTER CREEK 150 BRYSON CT 95685 018-342-015-000 RH R-3 0 29.000 0.17 Residential Vacant Planned 0 0 3 0 3 0.00SUTTER CREEK 140 BRYSON CT 95685 018-342-014-000 RH R-3 0 29.000 0.17 Residential Vacant Planned 0 0 3 0 3 0.00SUTTER CREEK 110 BRYSON CT 95685 018-342-011-000 RH R-3 0 29.000 0.15 Residential Vacant Planned 0 0 3 0 3 0.00SUTTER CREEK 10 GREENSTONE TER 95685 018-190-030-000 C C-2 0 29.000 0.48 Residential Vacant Planned 0 0 7 0 7 0.00 SUTTER CREEK OLD ST RT 49 AND RAYLAN DR 95685 018-253-024-000 RSF R-1 0 6.220 0.96 Residential Vacant Planned Y 0 0 0 4 4 0.00 SC-A-2
COUNTYWIDE 6TH CYCLE HOUSING ELEMENT
Amador County, City of Amador City, City of Ione, City of Jackson, City of Plymouth, and City of Sutter Creek
Housing Element Contents
Part 1. Housing Plan
Part 2. Background Report
Part 3. Annexes to the Background Report
Part 4. Appendices to the Background Report

Part 4. Appendices to the
Background Report

Adoption Draft
August 2023
Prepared By:

De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https://denovoplanning.com/

APPENDIX A
Community Service Providers, Housing Providers, and
Stakeholders Survey Results

Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
1 / 24
100.00% 17
100.00% 17

88.24% 15

0.00% 0

88.24% 15

88.24% 15

76.47% 13

0.00% 0
100.00% 17

94.12% 16
Q1 Contact Information. Please provide your name, organization you are affiliated with, and contact information.

Answered: 17 Skipped: 0
# NAME DATE
1 Nina Machado 4/21/2022 1:25 PM
2 Ivonne 4/20/2022 10:03 AM
3 Nicole Morgan 4/7/2022 12:25 PM
4 Melissa Cranfill 3/4/2022 1:12 PM
5 Christine Platt 3/4/2022 10:20 AM
6 Anne Watts 3/2/2022 8:11 AM
7 Marsha Stone 3/1/2022 12:39 PM
8 Jared Critchfield 2/28/2022 5:24 PM
9 Lori Halvorson 2/28/2022 3:22 PM
10 Ione Band of Miwok Indians 2/28/2022 10:51 AM
11 Kristin Millhoff 2/28/2022 9:28 AM
12 John Murphy 2/27/2022 8:05 PM
13 Penny Dominici 2/27/2022 7:54 PM
14 Steve Christensen 2/27/2022 8:36 AM
15 Tracy Celio 2/25/2022 5:24 PM
16 Denise Cloward 2/25/2022 2:30 PM
17 Jon w Hopkins 2/25/2022 1:09 PM
# ORGANIZATION DATE
1 First 5 Amador 4/21/2022 1:25 PM

ANSWER CHOICES RESPONSES
Name
Organization
Address
Address 2
City
State
ZIP Code
Country
Email Address
Phone Number
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
2 / 24
2 Nexus Youth & Family Services 4/20/2022 10:03 AM
3 Communities Energized for Health, a Project of ETR 4/7/2022 12:25 PM 4 Amador County Behavioral Health 3/4/2022 1:12 PM
5 Homeless Outreach City of Jackson 3/4/2022 10:20 AM
6 Amador Co Department of Social Services 3/2/2022 8:11 AM 7 Amador County Public Health 3/1/2022 12:39 PM
8 Amador County Unified School District 2/28/2022 5:24 PM 9 Nexus Youth & Family Services 2/28/2022 3:22 PM
10 Ione Band of Miwok Indians 2/28/2022 10:51 AM
11 Area 12 Agency on Aging 2/28/2022 9:28 AM
12 St. Vincent DePaul 2/27/2022 8:05 PM
13 St. Vincent de Paul 2/27/2022 7:54 PM
14 Trinity Episcopal Church 2/27/2022 8:36 AM
15 UC Master Gardeners 2/25/2022 5:24 PM
16 Amador Tuolumne Community Action Agency 2/25/2022 2:30 PM 17 County of Amador 2/25/2022 1:09 PM
# ADDRESS DATE
1 975 Broadway 4/21/2022 1:25 PM
2 601 Court St. 4/20/2022 10:03 AM
3 10877 Conductor Blvd. #300 3/4/2022 1:12 PM
4 33 Broadway Suite C 3/4/2022 10:20 AM
5 10877 Conductor Blvd. 3/2/2022 8:11 AM
6 10877 Conductor Boulevard 3/1/2022 12:39 PM
7 217 Rex Ave. 2/28/2022 5:24 PM
8 601 Court Street 2/28/2022 3:22 PM
9 19074 Standard Rd., Ste A 2/28/2022 9:28 AM
10 P.O.Box 76 2/27/2022 8:05 PM
11 207 Springcreek Drive 2/27/2022 7:54 PM
12 12865 Locust Ln 2/27/2022 8:36 AM
13 12200B Airport road 2/25/2022 5:24 PM
14 10590 Highway 88 2/25/2022 2:30 PM
15 12200-B Airport Road 2/25/2022 1:09 PM
# ADDRESS 2 DATE
There are no responses.
# CITY DATE
1 Jackson 4/21/2022 1:25 PM
2 Jackson 4/20/2022 10:03 AM
3 Sutter Creek 3/4/2022 1:12 PM
4 Jackson 3/4/2022 10:20 AM
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
3 / 24
5 Sutter Creek 3/2/2022 8:11 AM
6 Sutter Creek 3/1/2022 12:39 PM
7 Jackson 2/28/2022 5:24 PM
8 Jackson 2/28/2022 3:22 PM
9 Sonora 2/28/2022 9:28 AM
10 Volcano 2/27/2022 8:05 PM
11 Ione 2/27/2022 7:54 PM
12 Sutter Creek 2/27/2022 8:36 AM
13 Jackson 2/25/2022 5:24 PM
14 Jackson 2/25/2022 2:30 PM
15 Ione 2/25/2022 1:09 PM
# STATE DATE
1 California 4/21/2022 1:25 PM
2 CA 4/20/2022 10:03 AM
3 CA 3/4/2022 1:12 PM
4 CA 3/4/2022 10:20 AM
5 CA 3/2/2022 8:11 AM
6 California 3/1/2022 12:39 PM
7 CA 2/28/2022 5:24 PM
8 CA 2/28/2022 3:22 PM
9 CA 2/28/2022 9:28 AM
10 CA 2/27/2022 8:05 PM
11 CA 2/27/2022 7:54 PM
12 CA 2/27/2022 8:36 AM
13 CA 2/25/2022 5:24 PM
14 California 2/25/2022 2:30 PM
15 CA 2/25/2022 1:09 PM
# ZIP CODE DATE
1 `95642 4/21/2022 1:25 PM
2 95642 4/20/2022 10:03 AM
3 95685 3/4/2022 1:12 PM
4 95642 3/4/2022 10:20 AM
5 95685 3/2/2022 8:11 AM
6 95685 3/1/2022 12:39 PM
7 95642 2/28/2022 5:24 PM
8 95642 2/28/2022 3:22 PM
9 95370 2/28/2022 9:28 AM
10 95640 2/27/2022 7:54 PM
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
4 / 24
11 95685 2/27/2022 8:36 AM
12 95642 2/25/2022 2:30 PM
13 95640-5414 2/25/2022 1:09 PM
# COUNTRY DATE
There are no responses.
# EMAIL ADDRESS DATE
1 [email protected] 4/21/2022 1:25 PM
2 [email protected] 4/20/2022 10:03 AM
3 [email protected] 4/7/2022 12:25 PM
4 [email protected] 3/4/2022 1:12 PM
5 [email protected] 3/4/2022 10:20 AM
6 [email protected] 3/2/2022 8:11 AM
7 [email protected] 3/1/2022 12:39 PM
8 [email protected] 2/28/2022 5:24 PM
9 [email protected] 2/28/2022 3:22 PM
10 [email protected] 2/28/2022 10:51 AM
11 [email protected] 2/28/2022 9:28 AM
12 [email protected] 2/27/2022 8:05 PM
13 [email protected] 2/27/2022 7:54 PM
14 [email protected] 2/27/2022 8:36 AM
15 [email protected] 2/25/2022 5:24 PM
16 [email protected] 2/25/2022 2:30 PM
17 [email protected] 2/25/2022 1:09 PM
# PHONE NUMBER DATE
1 2092571092 4/21/2022 1:25 PM
2 2092571980 4/20/2022 10:03 AM
3 5109139708 4/7/2022 12:25 PM
4 209-223-6335 3/4/2022 1:12 PM
5 209-283-3231 3/4/2022 10:20 AM
6 209-223-6625 3/2/2022 8:11 AM
7 2092236407 3/1/2022 12:39 PM
8 209-257-5345 2/28/2022 5:24 PM
9 12092571980107 2/28/2022 3:22 PM
10 2095326272 2/28/2022 9:28 AM
11 6506702680 2/27/2022 8:05 PM
12 209-304-0606 2/27/2022 7:54 PM
13 2092565914 2/27/2022 8:36 AM
14 5306215532 2/25/2022 5:24 PM
15 2092231485 2/25/2022 2:30 PM
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
5 / 24
16 2092236759 2/25/2022 1:09 PM
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
6 / 24

58.82% 10

58.82% 10

47.06% 8

58.82% 10

52.94% 9

47.06% 8

47.06% 8

58.82% 10

82.35% 14

41.18% 7
Q2 Service Population. Which community population(s) does your organization serve? Please note that the populations identified below are based on populations identified as having special housing needs in State Housing Element Law.

Answered: 17 Skipped: 0
Total Respondents: 17
# OTHER (PLEASE SPECIFY) DATE
1 Families - pregnant through age 5 and their caregivers. 4/21/2022 1:25 PM 2 medi-cal and uninsured 3/4/2022 1:12 PM
3 K-12 School Children 2/28/2022 5:24 PM
4 Youth, Foster Youth and Former Foster Youth 2/28/2022 3:22 PM 5 Citizens of the Ione Band of Miwok Indians living in the County 2/28/2022 10:51 AM 6 Any one needing help 2/27/2022 8:05 PM
7 Veterans 2/25/2022 2:30 PM

ANSWER CHOICES RESPONSES
Seniors
Disabled
Developmentally disabled
Large families (5 or more persons)
Families with female head of household
Farmworkers
Persons in need of emergency shelter
Homeless
General population
Other (please specify)
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
7 / 24

88.24% 15

17.65% 3

5.88% 1

5.88% 1

11.76% 2

5.88% 1

11.76% 2
Q3 Location of Services. Please identify if your responses are specific to the County as a whole or one or more of the cities.

Answered: 17 Skipped: 0
Total Respondents: 17

ANSWER CHOICES RESPONSES
Amador County (entire County, including all cities)
Amador County (unincorporated area)
City of Amador City
City of Ione
City of Jackson
City of Plymouth
City of Sutter Creek
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
8 / 24
Q4 Housing Types. What are the primary housing types needed by the population your organization services? Please check all that apply.

Answered: 10 Skipped: 7
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
9 / 24

87.50%
7 62.50%
5 50.00%
4 50.00%
4 62.50%
5 37.50%

87.50%
7 50.00%
4 50.00%
4 50.00%
4 62.50%
5 37.50%

77.78%
7 66.67%
6 44.44%
4 33.33%
3 44.44%
4 22.22%

75.00%
6 37.50%
3 25.00%
2 25.00%
2 50.00%
4 12.50%

75.00%
6 37.50%
3 25.00%
2 25.00%
2 50.00%
4 12.50%

85.71%
6 42.86%
3 42.86%
3 42.86%
3 57.14%
4 14.29%

66.67%
6 22.22%
2 22.22%
2 22.22%
2 33.33%
3 11.11%

66.67%
6 33.33%
3 33.33%
3 44.44%
4 33.33%
3 33.33%

85.71%
6 0.00%
0 0.00%
0 14.29%
1 57.14%
4 14.29%

83.33%
5 33.33%
2 33.33%
2 33.33%
2 50.00%
3 16.67%

83.33%
5 50.00%
3 33.33%
2 33.33%
2 50.00%
3 16.67%
100.00%
4 25.00%
1 25.00%
1 50.00%
2 75.00%
3 25.00%

66.67% 50.00% 33.33% 33.33% 33.33% 16.67%

GENERAL

POPULATION

SENIORS/ELDERLY DISABLED DEVELOPMENTALLY

DISABLED
FEMALE

HEADS OF

HOUSEHOLD
WITH
FAMILY

FARMWORKER
Single family
housing
affordable to low,
very low, or
extremely low
income
households
Multifamily
housing -
affordable to
extremely low,
very low, and low
income
households
Housing close to
services
(grocery stores,
financial,
personal, and
social services,
etc.)
Single family
detached
housing
Single family
attached housing
(individuallyowned
townhomes or
condominiums)
Duplex, triplex,
or fourplex
Emergency
shelter
Transitional or
supportive
housing
Housing with onsite child
daycare
Multifamily -
market rate
Accessory
dwelling unit
Lease-to-own
housing
(condominiums,
townhomes, or
single family)
Co-housing
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
10 / 24
4 3 2 2 2

44.44%
4 55.56%
5 55.56%
5 33.33%
3 22.22%
2 11.11%

57.14%
4 0.00%
0 0.00%
0 14.29%
1 14.29%
1 71.43%

50.00%
3 83.33%
5 33.33%
2 50.00%
3 33.33%
2 16.67%

50.00%
3 0.00%
0 0.00%
0 16.67%
1 16.67%
1 83.33%
# OTHER (PLEASE SPECIFY) DATE
1 Permanent supportive housing SRO units 2/25/2022 2:40 PM (individual
homes that
are part of larger
development
with
shared common
space, such as
kitchen,
living, recreation,
and garden
areas)
Housing with
features for a
disabled person
(ramp, grab bars,
low counters and
cabinets,
assistive
devices for
hearing- or
visually-impaired
persons)
Permanent
farmworker
housing
Senior housing
that includes
services
providing
assistance with
daily living
Seasonal or
temporary
farmworker
housing
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
11 / 24
Q5 Housing Needs and Services. What are the primary housing needs of the population(s) that your organization serves? Please check all that apply.

Answered: 10 Skipped: 7
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
12 / 24

77.78%
7 77.78%
7 44.44%
4 33.33%
3 55.56%
5 33.33%
3 77.78%
7 44.44%
4 33.33%
3 33.33%
3 44.44%
4 22.22%
2 87.50%
7 62.50%
5 37.50%
3 37.50%
3 50.00%
4 25.00%
2 87.50%
7 37.50%
3 37.50%
3 25.00%
2 37.50%
3 25.00%
2 75.00%
6 62.50%
5 37.50%
3 37.50%
3 50.00%
4 25.00%
2 66.67%
6 22.22%
2 22.22%
2 11.11%
1 33.33%
3 0.00%
0 66.67%
6 22.22%
2 33.33%
3 11.11%
1 22.22%
2 0.00%
0 75.00%
6 62.50%
5 50.00%
4 37.50%
3 50.00%
4 25.00%
2 83.33%
5 0.00%
0 0.00%
0 16.67%
1 83.33%
5 16.67%
1 100.00% 0.00% 0.00% 50.00% 50.00% 0.00%

GENERAL

POPULATION

SENIORS/ELDERLY DISABLED DEVELOPMENTALLY

DISABLED
FEMALE

HEADS OF

HOUSEHOLD
WITH
FAMILY

FARMWORKERS
General
assistance
with renting a
home
Assistance
finding
housing
affordable to
extremely low
income (<30%
of median
income)
households
Occasional
financial
assistance to
pay rent,
mortgage,
and/or utilities
Housing close
to public
transportation
Assistance
finding
housing
affordable to
lower income
(<80% of
median
income)
households
Assistance
with being
housed in an
emergency
shelter
Assistance
with being
housed in
transitional or
supportive
housing
Housing close
to services
(grocery
stores,
financial,
personal, and
social
services, etc.)
Housing close
to daycare
General
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
13 / 24
4 0 0 2 2 0

57.14%
4 42.86%
3 71.43%
5 28.57%
2 42.86%
3 14.29%
1 80.00%
4 40.00%
2 20.00%
1 40.00%
2 60.00%
3 20.00%
1 50.00%
3 0.00%
0 0.00%
0 16.67%
1 16.67%
1 66.67%
4 assistance
with
purchasing a
home
Grants or
loans to make
modifications
to make a
home
accessible to
a disabled
resident
Assistance
with
addressing
discrimination,
legal rent or
mortgage
practices,
tenant/landlord
mediation, or
other fair
housing
issues
Translation
assistance for
non-english
speaking
persons
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
14 / 24
Q6 What are the primary barriers your organization and/or service population encounter related to finding or staying in housing? Answered: 10 Skipped: 7
# RESPONSES DATE
1 Affordable housing for families that is close to services. Currently, low-income housing (apartments) have a large waiting list. Challenging access to child care throughout the county.

Families might have to drive a distance for care.
4/21/2022 1:32 PM
2 Affordable housing 4/20/2022 10:09 AM
3 There is very limited to no affordable or low income housing available in Amador. 3/4/2022 1:29 PM 4 Lack of available housing. Lack of landlords willing to rent to people currently unhoused. Long waiting list for income based housing.
3/4/2022 10:32 AM
5 Multi-family housing for young families is probably the biggest challenge. 2/28/2022 5:32 PM 6 Low income housing options 2/28/2022 9:32 AM
7 Lack of affordable housing 2/27/2022 8:20 PM
8 High rents, entrance charges, lack of affordable housing, NIMBY, low SS or disability income. 2/27/2022 8:11 PM 9 High rents 2/27/2022 8:46 AM
10 avaialbe affordable units, Shelter beds, dedicated funds wrap around supportive services 2/25/2022 2:40 PM Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
15 / 24
Q7 What services or actions are needed to provide or improve housing or human services in the area?
Answered: 10 Skipped: 7
# RESPONSES DATE
1 Low/reasonable apartments with a child care facility on-site. No smoking. Transitional housing would benefit from on-site services.
4/21/2022 1:32 PM
2 Section 8 4/20/2022 10:09 AM
3 There needs to be more affordable and supportive housing in Amador. With No Place Like Home funds, several affordable supportive housing units can be built and supportive services would available on site. Affordable housing near various services would be ideal. 3/4/2022 1:29 PM
4 More available rentals. Landlords willing to take multiple individuals into one unit (roommate situations).
3/4/2022 10:32 AM
5 More collaboration with the school district so we can plan together how to best serve each community.
2/28/2022 5:32 PM
6 Building affordable housing 2/28/2022 9:32 AM
7 Reduce cost of fees to build new housing Better mental health assistance 2/27/2022 8:20 PM 8 Obviously, low cost housing and income assistance. Qualified unhoused persons wait months before housing can be found.
2/27/2022 8:11 PM
9 Grants and finding contractors who will build affordable housing. 2/27/2022 8:46 AM 10 Build housing committee, connect all homeless emergency services providers and County funds into Homeless Managment Information System. Create addition shelter beds (in process) build more affordable units
2/25/2022 2:40 PM
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
16 / 24
Q8 What services or actions are needed to improve access to regional services?
Answered: 10 Skipped: 7
# RESPONSES DATE
1 More frequent bus routes throughout the county. 4/21/2022 1:32 PM 2 More Transportation 4/20/2022 10:09 AM
3 Transportation is often needed for people to access services in the region. Increasing public transportation options may be helpful for people to access services. 3/4/2022 1:29 PM
4 Possibly a more cohesive process for income-based housing, such as a central program that assists with applications and connecting landlords to rental rather than multiple properties. 3/4/2022 10:32 AM
5 Improved transportation to out of county services and more services, especially mental health services, in the county.
2/28/2022 5:32 PM
6 Additional housing options close to services 2/28/2022 9:32 AM 7 More outreach from staff Local hospitals to offer More mental health services 2/27/2022 8:20 PM 8 Countywide mobile assistance such as is provided by Christine through the City of Jackson. 2/27/2022 8:11 PM 9 Cooperation between county governments and private businesses. Affordable land. 2/27/2022 8:46 AM 10 Fund transit routes for all populations 2/25/2022 2:40 PM Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
17 / 24
Q9 Are there any other housing priorities, issues, or concerns that you would like to identify to assist Amador County and Amador City, Ione, Jackson, Plymouth, and Sutter Creek in identifying housing needs and developing appropriate programs to address housing needs? Answered: 8 Skipped: 9
# RESPONSES DATE
1 Many individuals / families with lower incomes often times can only afford the rent in the outlying areas. This creates a burden with the cost (and lack) of transportation, distances to child care and employment.
4/21/2022 1:32 PM
2 There is an overall shortage of housing in Amador, specifically affordable housing. 3/4/2022 1:29 PM 3 I believe the priority should be to assist those who are currently unhoused and seeking housing over those who currently have housing.
3/4/2022 10:32 AM
4 Better spread the growth so it is not so concentrated in Ione. 2/28/2022 5:32 PM 5 Reduce permit fees Quicker zoning reviews of housing proposals 2/27/2022 8:20 PM 6 Reinstate mandatory low cost housing multi family units as originally permitted in Castle Oaks development. They were never built.
2/27/2022 8:11 PM
7 This is a national problem. Our county will be competing with many other counties. The county will have to make tax decisions to attract companies to build in Amador County. 2/27/2022 8:46 AM
8 Continue street outreach efforts to homeless, fund Police Department to respond to transient calls as requried. Create safe warming stations and shelter areas. 2/25/2022 2:40 PM
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
18 / 24

10.00% 1

0.00% 0

90.00% 9
Q10 Does your organization develop housing?
Answered: 10 Skipped: 7
TOTAL 10

ANSWER CHOICES RESPONSES
Yes - we develop housing and have built in Amador County or one of its cities or are working on/toward a project in the area
Yes - we develop housing in the region, but do not have direct experience with Amador County, Amador City, Ione, Jackson, Plymouth, or Sutter Creek
No - we provide supportive services, advocacy, or other human services but do not develop housing Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
19 / 24

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q11 In your experience, what are typical costs of single family development in Amador County or the greater region?
Answered: 0 Skipped: 17
# LAND COST (PER ACRE) DATE
There are no responses.
# SITE IMPROVEMENTS (GRADING, ACCESS, UTILITIES, ETC.) (PER ACRE) DATE There are no responses.
# BUILDING CONSTRUCTION (PER SQUARE FOOT) DATE
There are no responses.
# OTHER COSTS DATE
There are no responses.

ANSWER CHOICES RESPONSES
Land cost (per acre)
Site improvements (grading, access, utilities, etc.) (per acre) Building Construction (per square foot)
Other Costs
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
20 / 24

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q12 In your experience, what are typical costs of multifamily development in Amador County or the greater region?
Answered: 0 Skipped: 17
# LAND COST (PER ACRE) DATE
There are no responses.
# SITE IMPROVEMENTS (GRADING, ACCESS, UTILITIES, ETC.) (PER ACRE) DATE There are no responses.
# BUILDING CONSTRUCTION (PER SQUARE FOOT) DATE
There are no responses.
# OTHER COSTS DATE
There are no responses.

ANSWER CHOICES RESPONSES
Land cost (per acre)
Site improvements (grading, access, utilities, etc.) (per acre) Building Construction (per square foot)
Other Costs
Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
21 / 24
Q13 What is the preferred minimum parcel size for an affordable (lower income) multifamily development project?
Answered: 0 Skipped: 17
# RESPONSES DATE
There are no responses.

Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
22 / 24
Q14 What is the preferred maximum parcel size for an affordable (lower income) multifamily development project?
Answered: 0 Skipped: 17
# RESPONSES DATE
There are no responses.

Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
23 / 24
Q15 What is the minimum desirable density (units per acre) for an affordable (lower income) housing development project?
Answered: 0 Skipped: 17
# RESPONSES DATE
There are no responses.

Amador County Service Providers, Community Organizations, and Housing Developers/Providers Stakeholders Survey
24 / 24
Q16 Have you encountered any specific impediments to developing housing in Amador County or the cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek? If yes, please describe.

Answered: 1 Skipped: 16
# RESPONSES DATE
1 NIMBY Shelter developments 2/25/2022 2:42 PM

APPENDIX B
Housing Needs and Priorities Survey Results
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
1 / 35

3.67% 4

8.26% 9

28.44% 31

6.42% 7

12.84% 14

3.67% 4

0.92% 1

2.75% 3

0.00% 0

3.67% 4

0.92% 1

7.34% 8

0.92% 1

0.92% 1

1.83% 2

0.00% 0

9.17% 10

4.59% 5

3.67% 4
Q1 Do you live in Amador County?
Answered: 109 Skipped: 0
TOTAL 109
# YES, I LIVE IN ANOTHER AREA OF AMADOR COUNTY (PLEASE SPECIFY COMMUNITY

OR AREA)
DATE
1 Surrey Junction area 3/15/2022 2:31 PM
2 Amador Pines 3/14/2022 8:13 PM
3 Lake Pardee area 3/13/2022 1:44 PM
4 between Jackson and Pine Grove 3/11/2022 4:23 PM

ANSWER CHOICES RESPONSES
Yes, I live in the City of Amador City
Yes, I live in the City of Ione
Yes, I live in the City of Jackson
Yes, I live in the City of Plymouth
Yes, I live in the City of Sutter Creek
Yes, I live in the Buckhorn area
Yes, I live in the Red Corral area
Yes, I live in the Volcano area
Yes, I live in the Drytown area
Yes, I live in the Fiddletown area
Yes, I live in the River Pines area
Yes, I live in the Pioneer area
Yes, I live in the Camanche Village area
Yes, I live in the Camanche North Shore area
Yes, I live in the Buena Vista area
Yes, I live in the Martell area
Yes, I live in the Pine Grove area
No, I do not live in Amador County
Yes, I live in another area of Amador County (please specify community or area) Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
2 / 35

6.80% 7

13.59% 14

11.65% 12

53.40% 55

14.56% 15
Q2 How long have you lived in Amador County?
Answered: 103 Skipped: 6
TOTAL 103
# OTHER (PLEASE SPECIFY) DATE
1 65 years 3/16/2022 9:29 AM
2 41 years 3/15/2022 6:35 PM
3 23yrs 3/15/2022 2:33 PM
4 36 3/12/2022 9:01 AM
5 28 3/11/2022 4:24 PM
6 43 years 3/11/2022 3:25 PM
7 Born and raised here 3/11/2022 7:01 AM
8 42 years 3/10/2022 8:50 PM
9 born here, but moved back 2 years ago 3/10/2022 7:44 PM 10 45+ years 3/10/2022 12:45 PM
11 47 years 3/10/2022 8:16 AM
12 32 years 3/9/2022 9:45 AM
13 23 years 3/9/2022 9:24 AM
14 42 years 3/8/2022 6:26 PM
15 40+ years 3/5/2022 12:42 PM

ANSWER CHOICES RESPONSES
0-2 years
2-5 years
5-10 years
10+ years
Other (please specify)
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
3 / 35

18.45% 19

5.83% 6

35.92% 37

27.18% 28

7.77% 8

24.27% 25

1.94% 2

3.88% 4

41.75% 43
Q3 What made you decide to live here? (Select all that apply) Answered: 103 Skipped: 6
Total Respondents: 103
# OTHER (PLEASE SPECIFY) DATE
1 Open space 4/19/2022 3:47 PM
2 tired of city life love the country life 4/2/2022 11:15 PM 3 Clean air 3/19/2022 3:08 PM
4 born here 3/16/2022 9:29 AM
5 Bought a business here and family lived here 3/15/2022 6:35 PM 6 Beauty of the area and proximity to hiking, fishing, hunting. 3/15/2022 2:33 PM 7 My parents wanted to raise me here 3/14/2022 11:20 PM 8 Beauty of the area(rural) 3/14/2022 8:14 PM
9 Country living 3/13/2022 1:45 PM
10 BEAUTIFUL AREA 3/13/2022 10:05 AM
11 Needed a property with two living quarters. 3/12/2022 5:15 PM 12 Proximity to Mountains and lakes 3/12/2022 9:01 AM
13 All of it. I wanted to raise my family here. 3/12/2022 8:03 AM 14 ⁷ 3/11/2022 8:40 PM
15 Quality of life / beauty 3/11/2022 5:37 PM
16 natural beauty, rural lifestyle 3/11/2022 4:24 PM
17 rural and peaceful 3/11/2022 12:41 PM
18 Wanted to get away from the hustle and bustle of the Bay Area. 3/10/2022 9:50 PM 19 Good for walking 3/10/2022 9:19 PM
20 Bought a business 3/10/2022 8:50 PM

ANSWER CHOICES RESPONSES
Proximity to job/work
Quality of housing stock
Proximity to family and/or friends
Affordability
Quality of local school system
Safety of neighborhood
County services and programs
Proximity to shopping and services
Other (please specify)
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
4 / 35
21 covid... to get the heck away from cities 3/10/2022 7:44 PM 22 Fell in love with the shape of the land. 3/10/2022 11:07 AM 23 Moved to experience the small town atomsphere. To get away from the traffic and crowding in the Bay Area.
3/10/2022 6:30 AM
24 inherited house 3/9/2022 10:27 AM
25 beautiful country 3/9/2022 9:45 AM
26 Rural lifestyle 3/9/2022 9:44 AM
27 Ability to have large acreage (40 acres) suitable for large animals; more open space and privacy
3/9/2022 9:24 AM
28 open space 3/8/2022 9:00 PM
29 beautiful foothills with oak trees, sparsely populated, quiet, 3/8/2022 6:26 PM 30 Trees 3/8/2022 3:45 PM
31 Rural living 3/8/2022 3:29 PM
32 Beauty & small town character 3/8/2022 3:08 PM
33 Proximity to Kirkwood 3/8/2022 2:59 PM
34 Grew up here 3/8/2022 2:56 PM
35 Natural Beauty 3/8/2022 2:51 PM
36 Small town environment. Not lots of people or subdivisions and urban sprawl. 3/7/2022 10:23 AM 37 Moved here after college for a job 3/7/2022 7:54 AM
38 Married a resident 3/7/2022 2:46 AM
39 Bought a home in Ione, moved to Jackson after divorce. 3/4/2022 10:32 AM 40 Rural environment 3/4/2022 10:05 AM
41 The small town, rural character 2/27/2022 5:03 PM
42 Closer to family 2/25/2022 9:01 PM
43 its beauty 2/24/2022 12:26 PM
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
5 / 35

68.63% 70

21.57% 22

4.90% 5

1.96% 2

2.94% 3
Q4 Do you currently own or rent your home?
Answered: 102 Skipped: 7
TOTAL 102

ANSWER CHOICES RESPONSES
I own my home
I rent my home
I live with extended family or with another household
I rent a room in a home
I am currently without permanent shelter
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
6 / 35

81.37% 83

1.96% 2

3.92% 4

0.98% 1

5.88% 6

1.96% 2

3.92% 4
Q5 Select the type of housing that best describes your current home.

Answered: 102 Skipped: 7
TOTAL 102
# OTHER (PLEASE SPECIFY) DATE
1 Rent an apartment 3/11/2022 8:44 PM
2 Apartment 3/10/2022 9:21 PM
3 Rent two rooms within a house 3/10/2022 8:42 AM
4 In Victory Village 3/4/2022 10:33 AM

ANSWER CHOICES RESPONSES
Single-family home (detached)
Duplex/attached home
Multi-family home (apartment/condominium)
Accessory Dwelling Unit, granny flat, guest house
Mobile home
Currently without permanent shelter
Other (please specify)
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
7 / 35

60.78% 62

20.59% 21

14.71% 15

2.94% 3

0.98% 1
Q6 How would you rate the physical condition of the residence you live in? Answered: 102 Skipped: 7
TOTAL 102

ANSWER CHOICES RESPONSES
Sound: Very good to excellent condition and needs minimal repairs Minor : Shows signs of minor deferred maintenance (e.g., peeling paint, chipped stucco, missing shingles, etc.) Moderate: Needs one modest rehabilitation improvements (e.g., new roof, new wood siding, replacement of stucco, etc.)
Substantial: Needs two or more major upgrades (e.g., new foundation, roof replacement, new plumbing, new electrical, etc.)
Dilapidated: Building appears structurally unsound, unfit for human habitation in its current condition, and demolition or major rehabilitation is required
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
8 / 35

18.81% 19

39.60% 40

28.71% 29

31.68% 32

29.70% 30

16.83% 17
Q7 Which of the following housing upgrades or expansions have you considered making on your home?
Answered: 101 Skipped: 8
Total Respondents: 101
# OTHER (PLEASE SPECIFY) DATE
1 Upgrade kitchen and bathrooms 4/19/2022 4:32 PM
2 submersible well pump 4/2/2022 11:17 PM
3 Building a home 3/19/2022 3:09 PM
4 Have already done extensive upkeep and additions throughout the years 3/15/2022 6:36 PM 5 2nd heat source 3/14/2022 8:15 PM
6 Remodel 3/13/2022 1:48 PM
7 Upgrading electrical panel 3/11/2022 11:55 AM
8 Windows 3/11/2022 9:35 AM
9 As a renter, I see what doesn't get done. 3/11/2022 5:19 AM 10 Siding, windows, retaining walls 3/10/2022 9:21 PM
11 Just did full remodel 3/10/2022 8:05 PM
12 weatherproofing, mold and aesbestos remediation and abatement 3/10/2022 7:47 PM 13 NA because I do not own the house 3/10/2022 8:42 AM
14 Defensible space work 3/8/2022 3:10 PM
15 Already improved 3/3/2022 6:19 PM
16 windows 3/2/2022 11:03 AM
17 another bathroom so i dont have to use the litterbox or yard in emergencies 2/25/2022 11:32 AM

ANSWER CHOICES RESPONSES
Room addition or accessory dwelling unit
Roofing, painting, and general home repairs
HVAC, solar, and electrical
Landscaping
Does not apply
Other (please specify)
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
9 / 35

56.38% 53

24.47% 23

7.45% 7

5.32% 5

6.38% 6
Q8 How satisfied are you with your current housing situation? Answered: 94 Skipped: 15
TOTAL 94
# IF YOU ANSWERED DISSATISFIED OR SOMEWHAT DISSATISFIED PLEASE PROVIDE A REASON BELOW.

DATE
1 Affordability 3/15/2022 2:40 PM
2 I am currently staying in the homeless shelter with my husband and four kids and ready to have a place of our own again
3/14/2022 11:34 PM
3 Location! Love where I am, but I'm not going to get comparable at the same price whether I rent or buy, owner said one day they'd move back in, I'll be priced out of buying in the same neighborhood, no good options just stay until the luck runs out 3/11/2022 5:33 AM
4 my house is literally in the 30s in the winter (with 3 space heaters running 24/7) and reached 105° indoors last summer (in the shade, with all of the windows open and fans running in every room)
3/10/2022 8:03 PM
5 I would like the houses in Plymouth that are dilapidated to be offered to be fixed up or nice townhouses but in their place.
3/7/2022 10:29 AM
6 Temporary. Living with family. 3/2/2022 9:53 PM

ANSWER CHOICES RESPONSES
I am very satisfied
I am somewhat satisfied
I am somewhat dissatisfied
I am dissatisfied
If you answered dissatisfied or somewhat dissatisfied please provide a reason below.

Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
10 / 35

22.11% 21

3.16% 3

6.32% 6

32.63% 31

16.84% 16

0.00% 0

2.11% 2

10.53% 10

6.32% 6
Q9 Which of the following best describes your household type? Answered: 95 Skipped: 14
TOTAL 95
# OTHER (PLEASE SPECIFY) DATE
1 Retired couple with adult children living on their own. 3/15/2022 6:45 PM 2 RETIRED WITH ADULT CHILD RESIDING WITH US BECAUSE OF EXTREEM COSTS OF HOUSING AND RENT!
3/13/2022 10:17 AM
3 Living in single bedroom apartment 3/11/2022 8:57 PM
4 Pets 3/11/2022 12:02 PM
5 Parents, adult child, minor child 3/10/2022 9:59 PM
6 Veterans facility 3/4/2022 10:40 AM

ANSWER CHOICES RESPONSES
Single person household
Single parent with children under 18
Single person living with roomates
Couple
Couple with children under 18
Couple living with roommates
Adult head of household (non-parent) with children under 18 Multi-generational family household (grandparents, parents, children, and/or grandchildren all under the same roof) Other (please specify)
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
11 / 35

15.05% 14

19.35% 18

8.60% 8

4.30% 4

4.30% 4

4.30% 4

66.67% 62
Q10 If you wish to own a home in Amador County but do not currently own one, what issues are preventing you from owning a home at this time? (Select all that apply)
Answered: 93 Skipped: 16
Total Respondents: 93

ANSWER CHOICES RESPONSES
I cannot find a home within my target price range in Amador County I do not currently have the financial resources for an appropriate down payment I do not currently have the financial resources for an adequate monthly mortgage payment I cannot find a home that suits my living needs in Amador County (housing size, disability accommodations) I cannot currently find a home that suits my quality standards in Amador County I do not currently wish to own a home in Amador County
I already own a home in Amador County
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
12 / 35

21.52% 17

8.86% 7

3.80% 3

63.29% 50

13.92% 11
Q11 If you wish to rent a home in the unincorporated portion of Amador County but do not currently own one, what issues are preventing you from owning a home at this time? (Select all that apply)
Answered: 79 Skipped: 30
Total Respondents: 79

ANSWER CHOICES RESPONSES
I cannot find a home within my target rental cost in Amador County I cannot find a home for rent that suits my living needs in Amador County (housing size, disability accommodations) I cannot currently find a home for rent that suits my quality standards in Amador County I do not currently wish to rent a home in Amador County I already rent a home in Amador County
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
13 / 35

45.26% 43

54.74% 52
Q12 Do you think that the range of housing options currently available in Amador County meet your needs?
Answered: 95 Skipped: 14
TOTAL 95

ANSWER CHOICES RESPONSES
Yes
No
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
14 / 35

15.79% 15

84.21% 80
Q13 Do you think that the range of housing options currently available in Amador County meet the needs of the community?
Answered: 95 Skipped: 14
TOTAL 95

ANSWER CHOICES RESPONSES
Yes
No
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
15 / 35
Q14 What types of housing are most needed in Amador County? (Select all that apply)
Answered: 82 Skipped: 27

1.41%
1 11.27%
8 46.48%
33 4.23%
3 12.68%
9 23.94%
17 71

5.77%
3 15.38%
8 36.54%
19 1.92%
1 15.38%
8 25.00%
13 52

3.08%
2 12.31%
8 52.31%
34 6.15%
4 7.69%
5 18.46%
12 65

4.29%
3 15.71%
11 50.00%
35 2.86%
2 10.00%
7 17.14%
12 70

2.78%
2 18.06%
13 50.00%
36 4.17%
3 5.56%
4 19.44%
14 72

0.00%
0 14.29%
8 50.00%
28 3.57%
2 12.50%
7 19.64%
11 56

1.75%
1 10.53%
6 40.35%
23 8.77%
5 12.28%
7 26.32%
15 57

0.00%
0 12.00%
6 10.00%
5 36.00%
18 4.00%
2 38.00%
19 50
# OTHER (PLEASE SPECIFY) DATE
1 All of the above 4/19/2022 4:37 PM
2 Apartments and other multi-unit housing should be smoke-free. 3/28/2022 2:16 PM 3 homeless housing 3/16/2022 9:31 AM
4 I chose One city because it wouldn’t let me chose “all of the above” 3/15/2022 6:45 PM 5 Detached single senior housing 3/15/2022 2:40 PM
6 Only allowed to select one answer per question here. I would have checked ALL boxes. We need more affordable housing or locals will continue to move away... 3/12/2022 8:13 AM
7 high density low income/affordable housing near cities/services/transportation 3/11/2022 4:29 PM 8 This question's available responses are not set up in a fashion that allows best response. 3/11/2022 5:33 AM 9 This is needed in all areas of the County. 3/10/2022 9:15 PM 10 Housing for unhoused 3/10/2022 9:00 PM
11 Honestly, diversification, each community needs multiple varieties of new/improved housing options.
3/10/2022 8:03 PM
12 I don’t want to see more development. Amador is already destroying what little beauty it has left… it’s not a big county…
3/10/2022 1:15 PM
13 In each of these groups with the exception of the McMansions that we already have too many 3/10/2022 11:23 AM AMADOR
CITY

IONE JACKSON PLYMOUTH SUTTER
CREEK

UNINCORPORATED

AREAS OF

AMADOR COUNTY
TOTAL
Single family, small (less than
2,000 square foot home)
Single family, medium to large
(2,000 square foot home or larger)
Duplex, Triplex, and Fourplex
Townhomes or Condominiums
(multi-family ownership homes)
Apartments (multi-family rental
homes)
Co-housing (individual homes that
are part of larger development
with shared common space, such
as kitchen, living, recreation, and
garden areas)
Accessory Dwelling Unit
Farmworker housing
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
16 / 35
of, the whole county needs more housing, especially low cost and higher density. There is growing demand for rural and dispersed cohousing options that AC could really excel at with our commute range.
14 All these townships need housing of all types 3/10/2022 8:27 AM 15 Don't know about specific areas, but affordable housing is needed 3/9/2022 9:52 AM 16 I am not in a position to know what is needed versus what is available in the unincorporated county.
3/9/2022 9:36 AM
17 We need better planned, more compact (but then with open space around/nearby) walkable/bikable housing. No more giant "luxury" house developments that eat up farmland and open space and cost more in service delivery
3/8/2022 9:07 PM
18 Couple of these questions should be for all areas like ADU, townhouses and Condos 3/7/2022 11:03 PM 19 NO APARTMENTS! 3/7/2022 2:46 PM
20 Active 55+ community individual homes with walking/bike trails 3/7/2022 3:12 AM 21 Nine 3/3/2022 6:35 PM
22 There needs to be more housing in general that people can afford all over the county and surrounding counties as well.
3/3/2022 2:02 PM
23 Amador County needs more studio apartments available to working single individuals 3/2/2022 7:53 PM 24 There should be more than 1 choice for many of these questions. 2/27/2022 5:13 PM 25 this question doesnt allow multiple selections--- 2/25/2022 11:49 AM Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
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Q15 How important are the following housing priorities to you and your family?
Answered: 92 Skipped: 17

72.22%
65 18.89%
17 7.78%
7 1.11%
1 90

84.27%
75 13.48%
12 2.25%
2 0.00%
0 89

76.09%
70 15.22%
14 4.35%
4 4.35%
4 92

74.73%
68 20.88%
19 1.10%
1 3.30%
3 91

55.06%
49 33.71%
30 4.49%
4 6.74%
6 89

83.33%
75 8.89%
8 6.67%
6 1.11%
1 90

57.47%
50 32.18%
28 8.05%
7 2.30%
2 87

71.11%
64 24.44%
22 3.33%
3 1.11%
1 90

38.46%
35 32.97%
30 21.98%
20 6.59%
6 91

59.55%
53 22.47%
20 14.61%
13 3.37%
3 89

52.27%
46 28.41%
25 12.50%
11 6.82%
6 88

55.06%
49 25.84%
23 11.24%
10 7.87%
7 89

74.16%
66 17.98%
16 6.74%
6 1.12%
1 89

38.20%
34 37.08%
33 17.98%
16 6.74%
6 89

60.23%
53 30.68%
27 7.95%
7 1.14%
1 88
VERY

IMPORTANT

SOMEWHAT

IMPORTANT
NOT

IMPORTANT
DON'T
KNOW
TOTAL
Provide housing to meet the social and economic needs of each community, including both existing and future residents, as well as employers
Housing affordable to working families
Establish a variety of housing types and services to
accommodate the diversity of special needs households (elderly, disabled, large families, agricultural workers, female heads of family, and homeless)
Support safe, well-maintained and well-designed housing as a way of strengthening existing and new neighborhoods
Rehabilitate existing housing
Promote sustainable, efficient, and fire-safe housing to address safety, energy, and climate change impacts
Provide ADA-accessible housing
Ensure that children who grow up in Amador County can afford to live here
Create more mixed-use (commercial/office and residential) projects to bring different land uses closer together
Integrate affordable housing throughout the community to create mixed-income neighborhoods
Establish programs to help at-risk homeowners keep their homes, including mortgage loan programs
Support fair/equitable housing opportunities and programs to help maintain and secure neighborhoods that have suffered
foreclosures
Ensure all persons and households have fair and equitable access to housing and housing opportunities
Lease-to-own housing (condominiums, apartments)
Sustainable, walkable development (housing within walking distance to services, schools, and/or the downtown)
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Q16 Are there any populations or persons that need additional housing types or dedicated policies and programs to ensure they can access housing in Amador County and its cities?
Answered: 82 Skipped: 27

2.99%
2 7.46%
5 46.27%
31 5.97%
4 14.93%
10 22.39%
15 67

1.79%
1 10.71%
6 53.57%
30 5.36%
3 7.14%
4 21.43%
12 56

2.74%
2 15.07%
11 60.27%
44 5.48%
4 2.74%
2 13.70%
10 73

0.00%
0 22.00%
11 38.00%
19 4.00%
2 8.00%
4 28.00%
14 50

1.79%
1 16.07%
9 48.21%
27 7.14%
4 3.57%
2 23.21%
13 56

1.75%
1 10.53%
6 15.79%
9 31.58%
18 1.75%
1 38.60%
22 57
# OTHER (PLEASE SPECIFY) DATE
1 All of the above 4/19/2022 4:37 PM
2 Many senior citizens, Veterans, and persons with disabilities live in apartments where their neighbors smoke. The smoke drifts into their apartments. 3/28/2022 2:16 PM
3 You need to have the choice of “all of the above” 3/15/2022 6:45 PM 4 homeless/at risk, also would like to see more semi-independent senior housing w/services 3/11/2022 4:29 PM 5 All of these areas are needed in all of our area 3/11/2022 2:48 PM 6 This question's response options needs improvement for honest results. 3/11/2022 5:33 AM 7 For all areas of the County 3/10/2022 9:15 PM
8 (this question would be better represented with multi-select picklists rather than radio buttons.

Most of these demographics require additional housing/services in multiple locations, and vice versa.)
3/10/2022 8:03 PM
9 The whole county needs these things. 3/10/2022 11:23 AM 10 pretty much all of these apply in all areas. Why can you only choose one location for each issue?!
3/8/2022 9:07 PM
11 Single, Independents, Individuals that do not have a family 3/2/2022 7:53 PM 12 These populations needs to be addressed across the county. 2/28/2022 10:26 AM 13 cannot select multiple options again 2/25/2022 11:49 AM AMADOR
CITY

IONE JACKSON PLYMOUTH SUTTER
CREEK

UNINCORPORATED

AREAS OF AMADOR
COUNTY
TOTAL
Seniors
Persons with a disability,
including developmental
Homeless persons or at risk
of homelessness
Large families (5 or more
persons)
Single Parent Head of
Households
Farmworkers
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0.00% 0

2.17% 2

6.52% 6

1.09% 1

80.43% 74

9.78% 9
Q17 What is your race/ethnicity?
Answered: 92 Skipped: 17
TOTAL 92
# OTHER (PLEASE SPECIFY) DATE
1 Mixed ethnicity/non Hispanic 3/11/2022 9:46 AM
2 Human 3/10/2022 9:28 PM
3 Inappropriate question 3/10/2022 12:51 PM
4 Unknown 3/10/2022 11:23 AM
5 Indigenous Celtic, non-white due to multi-generational impacts of the British occupation of Ireland.
3/10/2022 9:00 AM
6 Decline to state 3/2/2022 7:53 PM
7 american 3/2/2022 11:09 AM
8 how is this relevant 2/25/2022 11:49 AM
9 decline to state 2/24/2022 12:31 PM

ANSWER CHOICES RESPONSES
African American
Asian
Hispanic
Native American
White/Non-Hispanic
Other (please specify)
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25.88% 22

45.88% 39

8.24% 7

0.00% 0

10.59% 9

1.18% 1

29.41% 25

2.35% 2

17.65% 15

14.12% 12

5.88% 5
Q18 Do any of the following apply to you or someone in your household (check all that apply):

Answered: 85 Skipped: 24
Total Respondents: 85

ANSWER CHOICES RESPONSES
Ages 55 to 64
Ages 65 or over
Large family (5 or more people)
Farmworker
A single female head of household with children
A single male head of household with children
Children under 18
Have a developmental disability
Have a disability (non-developmental)
Teacher
First responder (law enforcement, fire protection, emergency medical services) Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek Housing Needs and Priorities Survey
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Q19 What housing challenges have you experienced?
Answered: 87 Skipped: 22

35.37%
29 64.63%
53 82

28.05%
23 71.95%
59 82

7.79%
6 92.21%
71 77

25.32%
20 74.68%
59 79

14.47%
11 85.53%
65 76

23.38%
18 76.62%
59 77

16.25%
13 83.75%
67 80

18.99%
15 81.01%
64 79

6.49%
5 93.51%
72 77

9.33%
7 90.67%
68 75

6.49%
5 93.51%
72 77

16.00%
12 84.00%
63 75

YES NO TOTAL
I am concerned about my rent going up to an amount I can't afford.

I struggle to pay my rent or mortgage payment.

I cannot find a place to rent due to bad credit, previous evictions, or foreclosure.

I am concerned that if I ask my property manager or landlord to repair my home that my rent will go up or I will be evicted.

I am concerned that I may be evicted.

I need assistance finding rental housing.

My home is not big enough for my family or household.

My home is in poor condition and needs repair.

There is a lot of crime in my neighborhood.

I have been discriminated against when trying to rent housing.

I have been discriminated against when trying to purchase housing.

I need assistance with understanding my rights related to fair housing.

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50.00% 23

21.74% 10

41.30% 19

10.87% 5

15.22% 7

23.91% 11

36.96% 17

19.57% 9
Q20 Do you or someone in your family have any of the following specific housing needs? Please check all that apply.

Answered: 46 Skipped: 63
Total Respondents: 46

ANSWER CHOICES RESPONSES
Senior independent living (senior single family community or senior apartments) Independent living for someone with a disability
Assisted living for senior (55 and over) that provides assistance with daily tasks and has increasing levels of care (from assisted living to skilled nursing)
Assisted living for disabled persons that provides assistance with daily tasks and has increasing levels of care (from assisted living to skilled nursing)
Emergency shelter
Supportive or transitional housing that provides services and support to avoid homelessness Supportive services to find and obtain housing.

Daily living assistance and services to be able to live independently.

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90.22% 83

9.78% 9
Q21 Have encountered discrimination or other issues that have affected your ability to live in safe, decent housing of your choice? If so, please explain any discrimination or fair housing issues you have encountered.

Answered: 92 Skipped: 17
TOTAL 92
# YES (PLEASE SPECIFY) DATE
1 I have friends who live in apartments (multi-unit housing) where several residents smoke cigarettes. The smoke drifts into my friends' apartments. There needs to be a strong ordinance against this.
3/28/2022 2:16 PM
2 Lack of available housing has forced me to make temporary arrangements meaning I never "join" a neighborhood.
3/12/2022 8:13 AM
3 Only in Japan—no renting to non-Japanese 3/11/2022 12:02 PM 4 Was told I needed a second income although my single mom full-time employment exceeded the amount needed to qualify. Different time, told they didn't want anyone with kids after all, maybe if I was a stay at home mom with a working partner or child support instead. 3/11/2022 5:33 AM
5 I was denied housing due to the landlord asking my political and religious beliefs. 3/10/2022 8:03 PM 6 Financing. So many strategic defaults have made it too hard for those of us who have never done that to get the loans we deserve.
3/10/2022 11:23 AM
7 Sexism. Anti-queer homphobia. Racism toward roommates. 3/10/2022 9:00 AM 8 Age because I'm under 55, No Kids, No Family, Religious Discrimination, Sexual Orientation Discrimination, Political Affiliation Discrimination
3/2/2022 7:53 PM
9 Una ves me corrieron de micasa solo porque no hablabamos Ingles. 3/1/2022 8:45 AM

ANSWER CHOICES RESPONSES
No
Yes (please specify)
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1.11% 1

18.89% 17

30.00% 27

42.22% 38

7.78% 7
Q22 What age range most accurately describes you?
Answered: 90 Skipped: 19
TOTAL 90

ANSWER CHOICES RESPONSES
0-23 years old
24-39 years old
40-55 years old
56-74 years old
75+ years old
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Q23 Please describe any additional housing comments or concerns you would like to share with the County and Housing Element Update project team.

Answered: 58 Skipped: 51
# RESPONSES DATE
1 My adult child works a full time job but cannot afford a place to live. 4/19/2022 4:38 PM 2 need more homes/apartments that accept section 8 vouchers. and low income homes/apartments as well as rent or lease to own home buying programs 4/2/2022 11:29 PM
3 Please consider adding smoke-free multi-unit housing to the Amador County General Plan.

This would greatly benefit senior citizens, Veterans, and people with disabilities. 3/28/2022 2:18 PM
4 The cost of Homeowners Insurance is creating financial hardships for many in Pioneer. It was alarming to see how many homeowners did not have fire insurance when we had the last 2 big fires. The fire insurance premium is also used in the income to debt ratios when purchasing cars and etc. Many who are on a fixed income, may not qualify for a loan. This is a problem and the insurance commissioner does not seem to address the problem. 3/20/2022 5:33 PM
5 Extensive gray water use should be legal and encouraged. Homeowners should get incentives for building fire resilient homes.
3/19/2022 3:14 PM
6 Many people my husband and I know are struggling to find affordable housing in the current market, both to rent and own. Smaller homes or more apartments/townhouses could be beneficial to those in the area.
3/17/2022 3:00 PM
7 desperately need housing/camp options for homeless with wrap around services available.

Also would like to see housing with a mix for seniors and families with common area for mixing 3/17/2022 9:47 AM
8 Get to work and provide temporary and permanent housing for our homeless population!! There are cities / countries who are doing a decent job of it. PLEASE!! Take care of our homeless citizens.
3/15/2022 6:49 PM
9 My family of six (husband, myself, and our four kids under age 18) have been staying in the Jackson homeless shelter since September 2021 and have been unable to find a rental large enough for our family of six. Most turn us away due to the size of our family or the fact that we do not have good credit. We are working with a housing support program, but most landlords are turned off by the idea of working with this program and it has limited our options. Between that and needing a private landlord because we are unable to work with the real estate agencies due to their strict credit and income requirements has made finding anything next to impossible. There are so few rentals available here anymore 3/14/2022 11:42 PM
10 Please address housing for homeless individuals as well as families. Tiny home communities are needed for both no income and low income individuals. People should not be left to sleep under bridges or on streets. Get creative
3/14/2022 8:30 PM
11 I feel like Amador is in desperate need of more low income housing. I think apartments that are subsidized would be good.
3/13/2022 10:45 AM
12 AFORDABLE HOUSING FOR YOUNG ADULTS 3/13/2022 10:19 AM 13 Need better resources for victims of domestic violence, including genuine access to safe housing or safe places to go temporarily for respite. Operation Care could use training by better run organizations so they don't cause more harm to those who are already going through it.

They could use a different director. I had to go to counseling in Folsom to process the trauma caused by Tami (I think her name is, the director) and her crew. I was afraid to reach out to anyone in Amador out of fear of not being believed or for being retaliated against. Especially because I was a newer resident and not well plugged in with the county's decision makers.

Besides, what recourse would I have? Amador County is in serious lack of decent resources for different types of domestic abuse (many other DV organizations recognize the damage of 3/12/2022 6:09 PM
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emotional and financial abuse. They also know it often escalates to physical abuse over time).

How and who Operation Care chooses to help doesn't seem professional, standard, ethical, fair or reasonable. My soon-to-be ex-spouse was later arrested, charged and convicted of domestic battery. Perhaps it could've been prevented if I were believed and got the help I needed when I reached out to Operation Care in 2019. That organization needs to be audited to ensure the funds are best serving those who need it and frankly, they should be investigated.

Because funds are distributed by county residence, I couldn't get assistance in Calaveras or Sacramento - I tried. Which is too bad, because Community for Peace in Citrus Heights is an amazing program. I couldn't figure out who to report Operation Care to outside of Amador - I tried that, too. Again, I was and am still afraid of speaking openly about the harm they caused me. Who would people believe? The person who was in an abusive relationship or an organization that's seen as a pillar of the community who is supposed to help abuse victims (who also has relationships with police, judges, government officials and others in authority)? What options and resources do Amador residents have if Operation Care turns them away? Why does a victim have to be physically abused before getting help? Is it a lack of resources, a lack of proper training or a lack of qualified personnel? Could the domestic murders and murder/suicides in Amador have been prevented if we had better resources to offer before it escalated to violence?
14 Make it easier and less expensive for building permits. Provide assistance to homeowners who want to build an ADU . Perhaps waive permit fees for seniors. 3/12/2022 9:15 AM
15 It needs to be more than just money. As long as sellers want top dollar Rentors will also want top dollar. Rents are increasing ONLY because of "market value". Modest increases, okay, but our rent was raised 50% with one month notice. And we are EXCELLENT renters!! We have little hope of buying in Amador County as planned for 2024. So sad. This will change our county forever. =(
3/12/2022 8:17 AM
16 I believe there should be low-income housing available, but I do not want it in the center of town or near any historical areas.
3/11/2022 5:50 PM
17 Please make sure that development pays its way. The costs of infrastructure expansion to support new development should not be borne by existing taxpayers/ratepayers. Don't cut deals and discounts with developers at the expense of current residents. 3/11/2022 4:30 PM
18 The county and city governments seemed plagued by a failure of imagination and fear of change. Change can be smart and forward-thinking or really shortsighted and stupid. Don’t let developers get off with cheap designs ill-suited for the community. Keep the human scale…no more big box stores.
3/11/2022 12:05 PM
19 I would like to see more weatherization and window rehab programs with higher income caps for home owners.
3/11/2022 9:49 AM
20 Generators for when power goes out, warning centers for unhoused during winter... 3/11/2022 9:09 AM 21 Uphold the concepts that built amazing quality neighborhoods that didn't get put too far out from services while preserving nature during the best eras of city planning and why away from lighting and land use that destroys the serene character of the foothills (what's left, there aren't as many dark zones in the sky at night because so much has been built in certain areas).

Don't be afraid of people's needs like age, physical, income diversity those neighbors need good, safe homes, too. Refurbish more, add better parking and transport ideas between the existing and new
3/11/2022 5:40 AM
22 I think the county and city of Jackson need to take the risk of wildfire more seriously and Require homeowners to reduce the amount of water consumption, especially for irrigation of grass lawns
3/10/2022 9:29 PM
23 I am privileged to not have personal housing concerns, but the greater quality of life in our community is damaged by the lack of affordable housing for increasing numbers of our residents.
3/10/2022 9:19 PM
24 We need more rentals and rent control. 3/10/2022 9:10 PM 25 Having lived in multiple towns and cities before moving back to Amador County, I was astonished and appalled at the scarcity and substandard quality of the available housing/rental stock here. I've seen better maintained units in villages and small towns across Eastern Europe, Northern Africa, and South and Central America. The quality of the available rental units here is actually a damn disgrace.
3/10/2022 8:08 PM
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26 None 3/10/2022 7:52 PM
27 I am concerned that regardless of the housing recommendations, the County will not enact new zoning or comply with new regulations. Am sure the County will continue in the same good ole boy way of governing. Board of Supervisors is unwilling to address the needs of the community, as it just showed us in the redictricting decisions and the water rate increases with zero regard to affordability.
3/10/2022 4:17 PM
28 We need low income housing 3/10/2022 4:03 PM
29 No new stop lights. More roundabouts, don’t develop the open spaces, and don’t ever allow timber companies to sell or develop on their logging lands. 3/10/2022 1:17 PM
30 I'm concerned that spending any tax payer monies on cheaper housing will result in more issues with homeless populations and less money for roads. People need to pay for their own housing, or life elsewhere.
3/10/2022 12:52 PM
31 All the “nanny governing” in the world will not fix housing problems that need to be looked at as individual cases. Go ahead and paint with broad strokes, and the best intentions, but the best ideas will not be enacted without the ability to go outside any lines a planning committee comes up with. MAKE SURE THERE ARE ROUTS TO ALTERNATE WAYS OF DOING THINGS. It’s way too easy and common to write bad law with great intentions. 3/10/2022 11:29 AM
32 We need more housing as soon as possible. 3/10/2022 9:01 AM 33 Please provide a safe space for homeless people to be. Make it low barrier and include wrap around services.
3/10/2022 8:29 AM
34 We need more low income housing and low barrier shelters 3/9/2022 4:29 PM 35 very jmportant to provide affordable housing for seniors. Some are being displaced and cannot find affordable apts.
3/9/2022 10:35 AM
36 Concerned about Pine Acres North (Tabeaud Rd. and Hwy. 88 in Pine Grove. Too much congestion for Tabeaud.
3/9/2022 9:55 AM
37 There is a need to reduce sprawl into unincorporated areas. Denser housing should be restricted to incorporated cities that are able to provide necessary services. The County approving every request, whether it makes sense for the community or not, results in a patchwork of varying densities and types (e.g., a welding facility in the middle of an agricultural/residential area) that make every area of the unincorporated county unpleasant to live in.
3/9/2022 9:42 AM
38 Lack of rental homes is the biggest housing issue I see in Amador county 3/8/2022 10:09 PM 39 https://smartgrowthamerica.org/resources/providing-well-placed-affordable-housing-ruralcommunities-toolkit/ https://www.epa.gov/smartgrowth/putting-smart-growth-work-ruralcommunities 3/8/2022 9:11 PM
40 more affordable housing for seniors 3/8/2022 6:41 PM 41 It is very hard to find a rental that is affordable. 3/8/2022 3:50 PM 42 Significant wildfire threat Upcountry 3/8/2022 3:23 PM 43 We don’t have enough housing options for lower income residents or enough diversity in housing options.
3/8/2022 3:15 PM
44 I think it would be great to have space available for "tiny homes." 3/8/2022 3:03 PM 45 As REALTOR here in Amador County there is no affordable housing. I currently am the chair for Federal Financing &Housing Policy and currently on the voucher work group. I am glad to see our County is stepping up. I would love to be part of this and help get more affordable housing here. My name is PJ Johnsen 209-217-6217 lic#01700261 3/7/2022 11:08 PM
46 We need bigger houses, higher price range, better landscaping 3/7/2022 2:47 PM 47 I want the communities to grow slowly and intentionally. I have concerns of throwing a bunch of subdivisions in our area. I would like to see small pockets of growth in Plymouth. There are no services so I don’t just want a bunch of houses everywhere. I moved away from that. 3/7/2022 10:30 AM
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48 I work with the unhoused families in the county and there is no affordable housing options for them. I also have adult children that work and can not afford to live on their own in this county.

We need more affordable housing options
3/7/2022 8:01 AM
49 More law enforcement in the Camanche area, extremely loud vehicles, making sure any new communities have more than one entrance/exit, don’t build houses too close to each other… keep a little space, this is not SF! BUILD a new GREEN SCHOOL in IONE!!!! 3/7/2022 3:22 AM
50 Need emergency shelters for homeless and others during extreme weather conditions 3/5/2022 12:52 PM 51 I filled out a similar survey a couple of years ago. Nothing has changed. Would love to see a senior neighborhood in Sutter Creek like Jackson View. I can no longer take care of my home and acreage now that I am a widow. I want to remain in my community but may have to move to the city if nothing happens to change what is available here 3/4/2022 10:18 AM
52 I would like to see an actual implementation of housing changes in this county to support those who live today, but also who will live here in the future. 3/3/2022 11:12 AM
53 Amador County needs affordable housing for single individuals with a net income of under $45,000 per year. I work full-time, 40 hours a week, including overtime, and cannot find housing. I do not want a roommate. $85/day for a "cheap" motel is not affordable. 3/2/2022 8:01 PM
54 No hay ayuda para nosotors los Hispanons para saber nuestrod derechos de renteros. Y poder mantener una vivienda saludable para nuestras familias. 3/1/2022 8:47 AM
55 I have no issues but know low income people and limited income seniors who cannot find housing other than a motel room or mobile home.
2/27/2022 5:16 PM
56 Not nearly enough affordable housing for rent or for sale. Cost of living has increased significantly but wages remain inadequate. Child care, access, poor wages, housing optionsnone! County is growing but officials keep the people poor and without options. Need fresh officials with open minds and willingness to keep up with growth. Officials are all wealthy white men who don’t need any assistance so they don’t see the need for it. Low income, special needs, medi-cal.. they are too prideful to admit we need change! 2/25/2022 9:13 PM
57 i like questions like 1) How would you describe your community (geographically, culturally, historically, etc)? or 2) Do you identify with a particular culture and do you feel that culture is adequately supported through housing for residents? idk rather than asking about race probably. or 3)Which communities do you think would benefit most from expanded housing stock? 4) what ares of the county do you feel experience the most housing shortages? 5) what are your primary concerns regarding local housing policy and practice? 2/25/2022 11:53 AM
58 na 2/24/2022 12:31 PM
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94.59% 35

29.73% 11

89.19% 33

8.11% 3

89.19% 33

89.19% 33

89.19% 33

0.00% 0
100.00% 37

0.00% 0
Q24 If you would like to be added to the contact list for the Housing Element Update, please enter your contact information below. Note: This information will be kept separate from the remainder of the survey responses in order to ensure responses are published anonymously.

Answered: 37 Skipped: 72

ANSWER CHOICES RESPONSES
Name
Company
Address
Address 2
City/Town
State/Province
ZIP/Postal Code
Country
Email Address
Phone Number
Contact information from survey respondents provided on pages 29-35 is deleted to ensure anonymity.

APPENDIX C
Summary of Comments on the Draft Housing Element and
Responses to Comments

Appendix C
Amador Countywide 6th Cycle Housing Element Update
Public Review Draft Comments and Responses
E-1
COMMENTER # SUMMARY OF COMMENTS RESPONSE TO COMMENTS
Ree McLaughlan Brown

1.01 Commenter is concerned that the Housing Element does not address warming stations and homeless shelters in Amador County.

Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. The analysis must include: (1) estimates of the number of persons lacking shelter; (2) where feasible, a description of the characteristics of the homeless (i.e., those who are mentally ill, developmentally disabled, substance abusers, runaway youth); (3) an inventory of resources available in the community to assist the homeless; and (4) an assessment of unmet homeless needs, including the extent of the need for homeless shelters. Housing Plan Program 9 includes outreach to providers interested in constructing emergency shelters, transitional housing, and supportive housing. Housing Plan Program 12 of the Housing Plan offers a variety of housing assistance and services to the community through the Amador Tuolumne Community Action Agency (ATCAA). ATCAA secures and stabilizes housing for homeless families and individuals as well as those at risk of becoming homeless. Program 16 offers rent subsidies to homeless persons with disabilities through the Shelter Plus Care Program, and permanent housing subsidies and case management services to homeless veterans with mental and addictive disorders through the Veterans Affairs Supporting Housing (VASH) Program.

Brown 2.01 Commenter suggests that a summary document would be helpful for the public, as opposed to those already familiar with terminology used in the introductions.

The Housing Element includes four parts: 1. Housing Plan, 2. Background Report, 3. Annexes to the Background Report, and 4. Appendices to the Background Report. The covers have been updated to clearly identify each part and the introduction chapters for the Housing Plan and Background Report each identify the four parts to assist the reader in understanding the organization.

2.02 Commenter indicates that the table of contents (TOC) is not provided until page 40, and would like more detail in the TOC to locate segments, as well as tables listed with page numbers in the TOC.

As discussed above, the Housing Element is comprised of two subsections; 1) the Housing Plan, and 2) the Background Report. The TOC referenced is provided for the Background Report. The table of Appendix C
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contents will be consolidated at the beginning of the document to provide the information for both parts.

2.03 Commenter requests definitions of the following terms listed throughout the document:
• Element • Stock • 6th Cycle, 5th Cycle, 4th Cycle • Entitlement process (page 97) • Higher resource area • Nexus • Zones – VR, VC, etc.

This comment is noted. Definitions are as follows:
• Element – The word “element” appears 743 times in the HE. It is assumed the commenter is referring to “housing element,” which is a document that identifies the community’s housing needs; to state the community’s goals and objectives with regard to housing production, rehabilitation, and conservation to meet those needs and affirmatively further fair housing; and to define the policies and programs that the community will implement to achieve the stated goals and objectives. • Stock – The word “stock” appears 81 times in the HE. It is assumed the commenter is referring to “housing stock,” which is synonymous to “housing supply.” • 6th Cycle, 5th Cycle, 4th Cycle – “Cycles” refer to planning periods, which is the time period for which the Housing Element addresses housing needs. • Entitlement process – This is the process through which a project proponent seeks the right to develop property with government approvals for zoning, density, design, use, and/or occupancy permits. • Nexus – A connection or series of connections linking two or more things.
• Zones – Zones or zoning districts, which are used to
determine land uses allowed within a specific area and applicable development standards for the area, are unique to each jurisdiction and defined in the respective annex of each jurisdiction. •

2.04 Commenter requests glossary of acronyms defined for easy referral:
• ACS • RHNA • APR • HCD • ADU • JADU
This comment is noted. Definitions are provided with the first reference of every acronym. For example, ACS is first referenced on page 5 of the Background Report and is defined as “American Community Survey.” A list of acronyms is also added to the Background Report.

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• AFFH • HCV • CDBG • FMR • VASH • SRO • RD, RM and RH units • PD • AWA • ARSA • SB9 • ELI • SSCoC • PIT count

2.05 Commenter identifies page numbering starting over multiple times.

This comment is noted. The HE will be revised to update page numbering. It is noted that the Housing Plan, Background Report, and each of the annexes are numbered individually.

2.06 Commenter wants to know why the unincorporated area (with largest county population) is not included in the below paragraph about the contents. PDF page 4 – “The Amador County Housing Element encompasses the Cities of Amador, Ione, Jackson, Plymouth, and Sutter Creek, and consists of two documents: the comprehensive Housing Plan (policy document) and the background report.” The sentence is revised to include the unincorporated area.

2.07 Commenter identifies upcountry Pine Grove, Buckhorn, Pioneer as missing from PDF page 4, but acknowledges these communities are addressed later on PDF page 44, under population growth and trends.

These communities are included as appropriate in reference to unincorporated Amador County. Their explicit reference is not necessary on PDF page 4.

2.08 Commenter shares that there are residences in the County that have gone back to banks through bankruptcy and asks why are these not included as potential source of housing? Foreclosed properties belong to the banks and are part of the existing housing supply. Affordable housing developers may pursue purchase of foreclosed properties. However, jurisdictions are required to accommodate their Regional Housing Needs Allocation through new construction, with limited exceptions for affordable housing at-risk of converting to market rate. Foreclosed homes are not credited toward the RHNA as they are existing units Appendix C
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2.09 Commenter notes that “tracking” v. “monitoring” of implementation is unclear on PDF page 8.

There is no reference to “track” of implementation on PDF page 8. “Tracking” and “monitoring” is considered synonymous.

2.10 Commenter asks what is “net” future housing capacity on PDF page 9 and if this is different than “gross” future capacity? This sentence is revised
Commenter acknowledges that “…at least 20 percent of the units are affordable to lower income households during the planning period” on PDF page 9 and wants to know whether or not this applies during actual rental.

Yes, a project approved under this provision would be required to provide deed-restricted units that would ensure that the units are affordable to lower income households and restricted to occupancy by income-eligible households.

2.11 Commenter requests the definition of “underutilized” in the context of “Lower-income sites that are underutilized” on PDF page 10.

The definition of “underutilized” in this context refers to properties that are not vacant.

2.12 Comments asks why Table 1, Program 16 on PDF page 20 refers to Stanislaus County.

The Stanislaus Regional Housing Authority administers Housing Choice Vouchers/Section 8 vouchers for Amador County, as well as other counties in the Central Sierra region.

2.13 Commenter indicates that Program numbering jumps around in Table 1.

Table 1 is sorted by category (e.g. Housing Mobility Element, New Housing Choices and Affordability, etc.), not by Program number. The program number is provided so the reader can refer to the full language of the referenced program.

2.14 Commenter identifies “reasonable accommodations” as well defined and wishes that other terms are also defined on PDF page 24.

This comment is noted. Reasonable accommodation is defined in the first sentence of Program 15.

2.15 Commenter indicates that Amador Water Agency (AWA) recently shared the news that the infrastructure cannot support new developments in many areas of the County (except upcountry).

Reference to AWA is on PDF page 31.

This comment is noted. Housing Plan Program 19 addresses supporting improvements to AWA infrastructure to accommodate the housing needs in the County. Information regarding AWA’s water treatment and storage capacity is updated in Chapter III, Housing Constraints and Resources, of the Background Report.

Commenter notes typo on PDF page 29 - “paint,” not “pain” manufacturers Program 17 has been revised accordingly.

2.16 Commenter notes typo on PDF page 40 – “snd” should be “and” This has been corrected.

2.17 Commenter notes on PDF page 48 - Demographic profile should state that over half of the City of Ione’s population is in the correctional facility prisons of Mule Creek. With over 1,000 employees, it is difficult to determine if they are included in the employment statistics, and categories.

This comment is noted. Table II-1 of the Background Report is revised to note that the population includes group quarters, including Mule Creek State Prison.

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2.18 Commenter notes on PDF page 50 – Since people in prison are not in a “household” as defined, it should be noted if they are excluded or included in the demographic statistics.