Sutter Creek City Council
December 18, 2023

CITY COUNCIL A G E N D A
MONDAY, DECEMBER 18, 2023
7:00 P.M. Regular Session
33 Church Street, Sutter Creek CA 95685
The Agenda can be found on the City’s Website: www.cityofsuttercreek.org

THE CITY OF SUTTER CREEK CITY COUNCIL MEETING WILL BE AVAILABLE VIA ZOOM AND IN PERSON.

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Meeting ID: 956 852 0224
Unless stated otherwise on the agenda, every item on the agenda is exempt from review under the California Environmental Quality Act (“CEQA”) per CEQA Guidelines Sections 15060(c), 15061(b)(3), 15273, 15378, 15301, 15323 and/or Public Resources Code Section 21065.

1. CALL TO ORDER AND ESTABLISH A QUORUM FOR REGULAR MEETING

2. PLEDGE OF ALLEGIANCE TO THE FLAG

3. PUBLIC FORUM
At this time, the public is permitted to address the City Council on items not appearing on the agenda.

Comments may not exceed 5 minutes. In accordance with State Law, however, no action or discussion may take place on any item not appearing on the posted agenda. The City Council may respond to statements made or questions asked or may request Staff to report back at a future meeting on the matter. The exceptions under which the City Council may discuss and/or take action on items not appearing on the agenda are contained in Government Code §54954.2. Public comment on any item listed below shall be limited to five minutes, unless additional time is permitted by the Mayor/Council.

4. CITY MANAGER’S REPORT
This section is an opportunity to provide Council members with a brief status update on staff activities. No action is expected to be taken by the Council.

5. PRESENTATIONS

6. APPROVAL OF MINUTES
A. City Council Minutes of November 20, 2023.

Recommendation: By motion approve minutes as presented.

7. CONSENT AGENDA
Items listed on the consent agenda are considered routine and shall be enacted in one motion.

Any item may be removed for discussion at the request of Council or the Public.

A. Adopt Resolution 23-24-* Approving Budget Amendment #1 for Fiscal Year 2023- 2024 to increase a .48 FTE Account Clerk position to 1.0 FTE.

8. ORDINANCES & PUBLIC HEARING
A. Housing Element Review

1. Conduct a public hearing and receive public input, and

2. Review the 2021-2029 6th Cycle Housing Element Update of the City of Sutter Creek General Plan and

3. Adopt Resolution 23-24-*, amending the City of Sutter Creeks’s General Plan, updating the Housing Element, and direct staff to submit the Final Housing Element to HCD.

9. ADMINISTRATIVE AGENDA
A. Radar Signs
Recommendation: Information update on Radar Sign locations; approve installation.

B. Bike/Ped Update
Recommendation: Accept report on the Amador County Bike and Pedestrian Plan update and approve Staff to source and install a bike rack on Church Street.

C. Public Notice of Proposed Increase in Solid Waste Collection Rates Information update of Upcoming Rate Increase Hearing on Feb 20, 2024. Annual rate increase scheduled for Jan 1, 2024 will be delayed until March 1, 2024 in order to have 218 Public Hearing. This is a contractual Refuse Rate Increase (RRI)

10. MAYOR AND COUNCIL MEMBER REPORTS
This section is to provide Council members an opportunity to present updates on their activities and to request items be placed on future agendas.

11. CITY ATTORNEY’S REPORT
This section provides an opportunity for the City Attorney to report on any activities or upcoming legislation of importance to the City. No action is expected to be taken by the Council.

12. FUTURE AGENDA ITEMS
This section provides an opportunity for Council members to request items to be added to the agenda in the future with a majority Council vote.

13. 14.

15. INFORMATION/CORRESPONDENCE
A. Monthly Police Report
B. Monthly Public Works Report
C. Treasurer’s Report
D. Monthly Administrative Services Report
E. Monthly Finance Department Report
F. Warrants- Dec 4
th & 18th, 2023
G. Monthly Engineer’s Report
H. Monthly Planning Report
I. Public Communications

CLOSED SESSION
A. CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION
(Paragraph (1) of subdivision (d) of Gov. Code Section 54956.9) SEIU Local 1021 v. City of Sutter Creek, Pub. Emp. Rel. Bd. Case No. SA-CE-1244-M

REPORT FROM CLOSED SESSION

ADJOURNMENT
The next regularly scheduled meeting is TUESDAY, JANUARY 18th at 7:00 P.M

CITY COUNCIL MINUTES
MONDAY, NOVEMBER 20, 2023
THIS MEETING WAS CONDUCTED IN-PERSON AT 33 CHURCH STREET, THE PUBLIC WAS ABLE TO VIEW FROM HOME:

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6:30 P.M.

1. CLOSED SESSION
A. CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION
(Paragraph (1) of subdivision (d) of Gov. Code Section 54956.9) SEIU Local 1021 v. City of Sutter Creek, California Pub. Emp. Rel. Bd.

No. SA-CE-1244-M
B. CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION
(Paragraph (1) of subdivision (d) of Gov. Code Section 54956.9) Van Der Veen v. City of Sutter Creek, Amador Sup. Ct. Case No. 23CV13156

CALL TO ORDER AND ESTABLISH A QUORUM FOR REGULAR MEETING Council members present:

Feist, Riordan, Sierk, Swift and Gunselman
Vicky Runquist, City Treasurer
Staff Present:

Tom DuBois, City Manager
Derek Cole, City Attorney
Karen Darrow, City Clerk

2. PLEDGE OF ALLEGIANCE TO THE FLAG

REPORT FROM CLOSED SESSION
City Attorney Cole reported that there was no reportable action.

3. PRESENTATIONS
A. Introduction of Public Works Director Dan Lafontaine B. Introduction of Officer Alfonso Casias
C. Proclamation for Interim City Manager Sandra Spellicsy

4. PUBLIC FORUM
Sharyn Brown asked questions about the Danco project noting that she had already asked the question at the Planning Commission meeting.

Teresa Ryan noted her thanks for the answers to Sharyn Browns questions at the Planning Commission meeting and asked if there are state and local restrictions that would prevent someone with a criminal history from residing in the apartments and how that criminal information is obtained.

Aimme Pederson invited the City Council to the tree lighting and asked Mayor Gunselman to be the MC.

Jeff Campbell requested enforcement for the people living in trailers on commercial property at the top of the hill and suggested that the road should be closed.

Charles Logan lives across the road from the property where people are living in the trailers and noted his concern that they do not have a building permit, they have power and water connections, no weed abatement and increase traffic and police activity and a drain on community resources.

5. CITY MANAGER’S REPORT
City Manager DuBois noted that many answers to the Danco project are on the website and encouraged people to reach out to the County and to Danco with questions about the project.

He also mentioned that code enforcement is working to address the issues mentioned.

City Manager DuBois noted his gratitude toward the council and to city staff for his welcome to the city. There will be an Open House on December 4th to meet city staff as there a several new members.

City Manager DuBois reviewed the following:

Received a Grant from ACTC for $57,000 to be used for road safety improvements.

Sierra Business Council is providing a fellow starting in January who will look at sustainability and energy efficiency in city buildings and may also be able to provide assistance to small business owners and look at EV charging. Program paid for by PG&E.

CalFire doing more clearing in the Creek. Campbell Construction removed logs from the flushing dam and fixed some damage to the Sewer plant, staff will be seeking FEMA reimbursement for both projects.

City Manager DuBois noted that the SCBPA will be paying for and running the Visit Sutter Creek website and social media and the city will focus on the city website and work to broaden the City’s social media. He reported that there is an opening on the Design Review Committee and the Christmas decorations are going up this week and noted that there are several events coming up through December.

6. APPROVAL OF MINUTES
A. City Council Minutes of November 6, 2023.

Recommendation: By motion approve minutes as presented.

M/S Council member Swift/Sierk to approve the City Council Minutes of November 6, 2023, as amended.

AYES: Feist, Sierk, Riordan, Swift and Gunselman
NOES: None
ABSTAIN: None
ABSENT: None

MOTION CARRIED

7. CONSENT AGENDA
A. Adopt Resolution 23-34-* Authorizing the execution of an exclusive easement across

16.25 square feet of City owned property located at 80 Eureka Street (APN 018-180- 031-000) for ingress and egress in favor of the owners of the property located at 101 Eureka Street (APN018-190-002-000) and finding the proposed action exempt under the “common sense” exemption of the California Environmental Quality Act.

Property owner Byron Damiani noted that there was a concern over the accuracy of the legal description and requested the ability for it to be adjusted if necessary.

City Attorney Cole confirmed that the possible discrepancy is very minor and is a placement issue not a size issue.

M/S Council member Swift/Riordan to Adopt Resolution 23-34-16 Authorizing the execution of an exclusive easement across 16.25 square feet of City owned property located at 80 Eureka Street (APN 018-180-031-000) for ingress and egress in favor of the owners of the property located at 101 Eureka Street (APN018-190-002-000) and finding the proposed action exempt under the “common sense” exemption of the California Environmental Quality Act and giving staff the ability to modify legal language as needed and be brought back to Council if any significant discrepancies are found.

AYES: Feist, Sierk, Riordan, Swift and Gunselman
NOES: None
ABSTAIN: None
ABSENT: None

MOTION CARRIED

8. ORDINANCES & PUBLIC HEARING
A. Waive the second reading in full and enact Ordinance No.______ Amending Sections 2.06 & 2.08 of the Sutter Creek Municipal Code.

M/S Council member Riordan/Sierk to Waive the second reading in full and enact Ordinance No 374 Amending Sections 2.06 & 2.08 of the Sutter Creek Municipal Code.

AYES: Feist, Sierk, Riordan, Swift and Gunselman
NOES: None
ABSTAIN: None
ABSENT: None

MOTION CARRIED

9. ADMINISTRATIVE AGENDA
A. Action Item – Authorize Staff Work on a Self-Help Tax Initiative City Manager DuBois presented options for a potential revenue generating ballot measure and asked for staff direction regarding the following:
-Should staff pursue a local tax?
-If yes, should staff develop a sales tax measure, a Utility Use tax measure, or both? a. If interested in a utility use tax, which utilities? b. Interested in exemptions for people based on certain characteristics? -Additional feedback on priority uses of additional funding -Thoughts on general tax vs a specific tax
The council discussed the options presented.

The Council directed staff to start the work to pursue a general sales tax with no sunset.

Jeff Campbell commented that there was successful sales tax implementation in Placerville specific to infrastructure and noted that if a consultant is used it will cost the first year’s tax revenue.

City Attorney Cole noted that using a consultant will increase the likelihood of success.

10. MAYOR AND COUNCIL MEMBER REPORTS
Council member Swift noted that he will attend the Fire District meeting tomorrow.

Council member Riordan reported that he met with ACTC Executive Director John Gedney about 405k awarded to repair Eureka Rd. between Sutter Hill Rd. and Old Ridge Rd.

11. CITY ATTORNEY’S REPORT - None

12. FUTURE AGENDA ITEMS
Council member Sierk:

Bike/ped Committee update
Bike rack program
Council member Riordan:

Jean Pinotti reimbursement

13. INFORMATION/CORRESPONDENCE
A. Monthly Police Report
B. Monthly Public Works Report
C. Monthly Building Report
D. Treasurer’s Report
E. Monthly Administrative Services Report
F. Monthly Finance Department Report
G. Warrants- Oct.30th & Nov 6th &20th, 2023
H. Monthly Engineer’s Report
I. Monthly Planning Report
J. Public Communications
So noted.

14. ADJOURNMENT
The meeting was adjourned at 8:37 p.m.
_________________________________
Claire Gunselman, Mayor
___________________________________
Karen Darrow, City Clerk

Date Approved:
18 Main St., Sutter Creek, CA 95685 • Telephone: (209)267-5647 • Fax: (209)267-1655 • TTY: 711 The City of Sutter Creek is an equal opportunity service provider and employer _________________________________________________________________________

STAFF REPORT
TO: THE HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL MEETING DATE: DECEMBER 18, 2023
FROM: MASON PETERS, FINANCE SUPERVISOR
SUBJECT: BUDGET AMENDMENT
RECOMMENDATION:

Adopt Resolution 23-24-* authorizing Budget Amendment #1 for Fiscal Year 2023-2024 to increase a .48 FTE Account Clerk position to 1.0 FTE in order to retain key staff, and transfer knowledge before other staff retire.

BACKGROUND:

Several staff in City Hall are nearing retirement and we need to ensure a smooth transition with time to train and transfer knowledge. By increasing the Account Clerk to full time now, we can retain a key employee and begin that transition. Once other staff retires, our intention is to then backfill with a part time employee. In addition, the current Account Clerk has been performing well and was considering employment elsewhere - this move will help retain this person. We have unused funds in the planning budget which will be used for this expense. There is no net impact on the budget.

DISCUSSION:

The Finance/City Hall staff have a strong rapport with 2 full time staff and 2 part time. This FTE increase will ensure we retain key staff members. Due to this increase in FTE, this employee would begin to receive medical benefits, CalPERS benefits, begin to accrue time off, as well as all of the other standard benefits that are granted to full-time employees of the City. This means immediate increased City costs, but the value in keeping employees for longer periods of time to gain institutional knowledge can have rippling effects that improve the City’s efficiency in the long term. We are also expecting retirements in 2024, so we will return to using more part-time staff in the future. The City Manager and I believe this is the best course for the remainder of this fiscal year. The new 2024-2025 budget will reflect our ongoing staffing needs after this transition period.

Costs for the position will increase by $42,000. The finance department is on course to come in $32,000 under budget for staffing because of reduced staffing costs of the new Finance Supervisor. The Planning Department is running significantly under budget with a higher percentage of work being reimbursable from project developers. We will transfer $10,000 from the Planning budget to Finance to balance the budget.

RESOLUTION 23-24-*

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SUTTER CREEK APPROVING BUDGET AMENDMENT #1, FOR FISCAL YEAR 2023-24 TO INCREASE A .48 FTE ACCOUNT CLERK POSITION TO 1.0 FTE
WHEREAS, the City Council of the City of Sutter Creek adopted the 2023-2024 Annual Operating Budget; and
WHEREAS, said Budget allocated personnel equivalents, line-items expenses and transfers between funds for each operating department; and
WHEREAS, the City has identified the need to increase an Account Clerk position’s FTE from .48 to 1.0; and
WHEREAS, the City desires to increase employee retention, reduce strain on staff to train new employees, and maintain public favor; and
WHEREAS, the additional cost to increase the FTE as aforementioned is ~$9,632; and NOW THEREFORE BE IT RESOLVED, that the City Council hereby approves Budget Amendment #1 to the 2023-2024 Budget of $10,000 to be used out of Fund 1, Department 1090, as shown below. This will be spread across the appropriate employee expenses lines for Department 1050 – Finance.

Fund/Department 23-24 Budget Amt. Amendment #1 Amended Budget General Fund, Contract Planner $132,600 -$10,000 $122,600 Finance Employee Expenses $304,313.52 $10,000 $314,313.52 AYES:

NOES:

ABSTAIN:

ABSENT:

THE CITY OF SUTTER CREEK
______________________________
Claire Gunselman, Mayor
ATTEST:
______________________________
Karen Darrow, City Clerk
MEETING DATE: DECEMBER 18, 2023
TO: CITY OF SUTTER CREEK CITY COUNCIL
FROM: ERIN VENTURA, PLANNING CONSULTANT
SUBJECT: DRAFT FINAL HOUSING ELEMENT REVIEW
RECOMMENDATION:

Review the 2021-2029 6th Cycle Housing Element Update of the City of Sutter Creek General Plan, adopt City Council Resolution 23-24-*, amending the City of Sutter Creeks’s General Plan, updating the Housing Element, and direct staff to submit the Final Housing Element to HCD.

BACKGROUND:

The Housing Element, one of the seven state mandated elements of the General Plan, is a guiding document for housing development, the allocation of housing resources, and the continuation of housing-related services during the planning period of 2021-2029. The 6th Cycle Housing Element was prepared jointly with the County of Amador and the cities of Amador City, Ione, Plymouth and Jackson utilizing Regional Early Action Planning Grant funds.

State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2021-2029 to accommodate the City of Sutter Creek’s regional housing need allocation (RHNA) of 74 housing units, comprised of 15 very-low income units, 12 low-income units, 13 moderate-income units, and 34 above moderateincome units.

Item 8A
The 6th Cycle Housing Element Update also includes the following:
• Goals, policies, and actions to address current and projected housing needs, including housing preservation, rehabilitation, and development;
• Analysis of housing-related constraints;
• Inventory of sites suitable to accommodate the housing needs allocation for the City; • Assessment of financial and programmatic resources for housing; and • Analysis of fair housing issues and constraints.

The Draft Countywide 6th Cycle Housing Element was released for public and stakeholder comment on November 10, 2022. During that time the Planning Commission held a meeting to review the document and take public comment. The required 30 day comment period for the draft document was extended from December 14, 2022 to January 9, 2023. Comments were received from seven interested parties. The response to the comments can be found in Appendix C of the Housing Element.

The Planning Commission reviewed the Final Draft Housing Element at their December 11, 2023 meeting and adopted a resolution recommending approval to the City Council.

DISCUSSION:

HCD Review and Certification: An important difference between the Housing Element and other elements of the General Plan is the extent of State oversight. Under California law, land use and development are generally within the authority of cities through the adoption of policies and regulations in General Plans and municipal codes. However, State law establishes many specific limitations on City land use authority with regard to housing.

The State legislature has also declared an adequate supply of housing to be a matter of Statewide importance and has delegated authority to the California Department of Housing and Community Development (HCD) to review local government Housing Elements and issue opinions regarding their compliance with State law. A finding of Housing Element compliance by HCD is referred to as “certification” of the Housing Element. Certification is important to enhance cities’ eligibility for grant funds and also to support local land use authority. HCD review of Housing Elements is required both prior to and after final adoption by the City Council. Typically, the most critical issue in HCD’s review is whether the Housing Element demonstrates compliance with State law regarding the Regional Housing Needs Assessment (“RHNA”).

RHNA Requirements: One of the most important requirements of State Housing Element law is that each city must adopt land use plans and regulations that create opportunities for sufficient residential development to accommodate its assigned share of statewide housing need. The RHNA is the process by which each city’s need for additional housing is determined. Prior to each Housing Element planning cycle the region’s total housing need is established by HCD based primarily on population growth trends and existing housing problems such as overcrowding and overpayment.

In 2020 HCD issued a RHNA determination of 741 additional units for Amador County during the 2019-2029 period. HCD also distributed the units throughout the County, assigning a total of 74 to the City of Sutter Creek.

The Housing Element must demonstrate compliance with the RHNA by analyzing the City’s capacity for additional housing based on an evaluation of land use patterns, development regulations, potential constraints (such as infrastructure availability and environmental conditions) and real estate market trends. The analysis must be prepared at a parcel-specific level of detail and identify properties (or “sites”) where additional housing could be built under current regulations. State law requires that the sites analysis demonstrate that City land use plans and regulations provide adequate capacity to fully accommodate its RHNA allocation in each income category. If the current development capacity is not sufficient to fully accommodate the RHNA, the Housing Element must describe proactive steps the City will take to increase housing capacity commensurate with the RHNA – typically through amendments to land use plans and development regulations that could facilitate production of additional housing. Such amendments generally include increasing allowable residential densities, modifying other development standards, or allowing housing to be built in areas where residential development is not currently allowed, such as areas zoned for commercial use.

The Countywide 6th Cycle Draft Housing Element consists of three main parts, the Housing Plan, the Background Report, and each individual jurisdiction’s Annex:

The Housing Plan contains the goals, policies and programs that the City, and other jurisdictions within the County including the County, will implement during the 2021-2029 planning period.

Some of the Housing Plan programs call for changes to the City’s Municipal Code required by State Law. Staff will work to draft the necessary amendments to the Municipal Code. The proposed changes will be brought forward at public meetings for review and public comment before adoption.

The Background Report provides documentation and analysis in support of the goals, polices, programs and quantified objectives in the Housing Element policy document. The Report includes housing constraints and resources, an inventory of residential sites, fair housing affirmations, and an evaluation of the existing Housing Element.

The Sutter Creek Annex identifies specific information for the City. The document reviews current zoning and evaluates potential constraints for development. The majority of the information in the Annex is taken from the City’s municipal code.

CEQA:

The Housing Element has been reviewed and analyzed pursuant to the California Environmental Quality Act (CEQA), and staff has determined that there is no substantial evidence that the 6th Cycle Housing Element may have a significant effect on the environment, and the Housing Element is therefore exempt from the provisions of CEQA as set forth in Public Resources Code Section 21080(c)(1) and Section 15061(b)(3) of the CEQA Guidelines. The Attached Resolution includes the language necessary to file the exemption.

BUDGET IMPACT:

The County used funding from the REAP Grant to fund the Countywide Housing Element Update. The budget impact to the City has been staff time to review and manage the project.

CITY COUNCIL RESOLUTION NO. ______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SUTTER CREEK ADOPTING A

GENERAL PLAN AMENDMENT TO UPDATE THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE 6
TH CYCLE PERIOD OF 2021-2029 TO AFFIRMATIVELY FURTHER FAIR HOUSING AND SUBSTANTIALLY COMPLY WITH STATE HOUSING ELEMENT LAW.

WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2021-2029 to accommodate the City of Sutter Creek regional housing need allocation (RHNA) of 74 housing units, comprised 15 very-low income units, 12 low-income units, 13 moderate-income units, and 34 above moderate-income units; and WHEREAS, to comply with State Housing Element Law, the City of Sutter Creek has worked in conjunction with County of Amador and Cities of Amador City, Ione, Jackson, and Plymouth (collectively “the Countywide jurisdictions”) to prepare the Housing Element Update (the Housing Element) for the 2021 to 2029 period; and
WHEREAS, as provided in Government Code Section 65350 et. seq., the Housing Element constitutes a General Plan Amendment; and
WHEREAS, the City has prepared the Housing Element in accordance with State Housing Element Law; and;
WHEREAS, State law requires that the City take meaningful steps to promote and affirmatively further fair housing (Gov. Code Section 65583(c)(5)); and WHEREAS, State law requires that the City make zoning available for all types of housing, including multifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and WHEREAS, the Housing Element must be adopted to comply with State law, accommodate the RHNA, affirmatively further fair housing, and facilitate and encourage a variety of housing types for all income levels, including multifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and
WHEREAS, California Government Code Section 65583 requires that the Housing Element Update contain: (i) an assessment of the City’s housing needs and an analysis of the resources and constraints, both governmental and non-governmental, relevant to the meeting of these needs; (ii) an inventory of land suitable and available for residential development and an analysis of the development potential of such sites; (iii) a statement of the community's goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing; and (iv) programs that set forth a schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element Update; and WHEREAS, the Housing Element has been prepared to comply with State law, accommodate the RHNA, affirmatively further fair housing, facilitate and encourage a variety of housing types for all income levels, including multifamily housing, and include a diligent effort to include all economic segments of the community; and
WHEREAS, the City and the Countywide jurisdictions conducted extensive community outreach over the last 20 months including two open houses conducted in March 2022 open to any member of the public, eight workshops and meetings held throughout the Countywide jurisdictions to present the Draft Countywide Housing Element Update to all economic segments and interested parties of the Countywide jurisdictions, one Planning Commission public hearing, and one City Council public hearing and at each of the 12 meetings the public was provided an opportunity to comment; and
WHEREAS, the draft Housing Element was made available for public comment initially from November 10, 2022 through December 14, 2022 with the comment period extended to January 9, 2023 to make all economic segments of the Countywide jurisdictions and all interested parties had an opportunity to comment and during which time eight public meetings were held to provide an opportunity to comment; and
WHEREAS, all public comments on the draft Housing Element were considered, revisions were made to the draft Housing Element to address public comments, and Appendix C was added to the Housing Element to identify comments received, changes made to the Housing Element to address public comments, and respond to each comment; and WHEREAS, in accordance with Government Code Section 65585 (b), on February 8, 2023, the City submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review; and
WHEREAS, on May 8, 2023, the Countywide jurisdictions received a letter from HCD providing its findings regarding the draft Housing Element (Findings Letter); and WHEREAS, on May 18, 2023, HCD discussed with the County and Housing Element consultant the contents of the Findings Letter, and based on the Findings Letter and the result of the call, the draft Housing Element was revised to include additional information and data; and WHEREAS, the Housing Element has been reviewed and analyzed by the City pursuant to the California Environmental Quality Act (CEQA), it has been determined that there is no substantial evidence that the 6th Cycle Housing Element may have a significant effect on the environment, and the Housing Element is therefore exempt from the provisions of CEQA as set forth in Public Resources Code Section 21080(c)(1) and Section 15061(b)(3) of the CEQA Guidelines; and
WHEREAS, on December 11, 2023 the Planning Commission conducted a duly and properly noticed public hearing, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD’s findings, the City’s response to HCD’s findings, and modifications made in response to the HCD May 8, 2023 comment letter, the staff report and all attachments, and oral and written public comments; and determined the Housing Element to be consistent with State law and the General Plan of the City and recommended that the City Council adopt the Housing Element.

WHEREAS, on December 18, 2023 the City Council conducted a duly and property noticed public hearing, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD’s findings, the City’s response to HCD’s findings, the staff report and all attachments, and oral and written public comments; and determined the Housing Element to be consistent with State law and the General Plan of the City of Sutter Creek ; and NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby finds that, based on substantial evidence in the record:

1. The foregoing recitals are true and correct and are incorporated by reference into this action.

2. The Housing Element is exempt from the requirements of the California Environmental Quality Act (“CEQA”) under the general rule of CEQA Guidelines, Section 15061(b)(3), in that there is no possibility that the Housing Element may have a significant negative physical impact on the environment.

3. The City has prepared, noticed, and made the Housing Element available pursuant to Government Code Sections 65350 through 65359.

4. The proposed amendment ensures and maintains internal consistency with all of the goals, policies, and actions of all elements of the General Plan and any applicable specific plan; and

5. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

6. The Housing Element substantially complies with State Housing Element Law and has been revised to address the findings identified by HCD in its letter dated May 8, 2023.

7. Based on substantial evidence provided in the Housing Element, knowledge of City staff regarding the readiness of approved and pending projects, opportunities for streamlined infill development, expressed interest from property owners or developers, site characteristics including the existing uses, and a commitment from the City to implement programs that incentivize and promote the development of sites, the Planning Commission finds that sites identified in the element to accommodate the RHNA can be available and ready for development during the Planning Period, and, where applicable, the existing uses on the sites identified to accommodate the City’s RHNA do not impede residential development during the period covered by the Housing Element.

8. As required by Government Code Section 65585(e), the City Council has considered the findings made by the Department of Housing and Community Development included in the Department’s letter to the Countywide jurisdictions dated May 8, 2023, consistent with Government Code Section 65585(f), and as described in Exhibit B to this resolution, incorporated herein by this reference, the City Council has changed the Housing Element in response to the findings of the Department to substantially comply with the requirements of State Housing Element Law as interpreted by HCD.

9. The City of Sutter Creek ’s 5th Cycle Housing Element is hereby repealed in its entirety, and the City of Sutter Creek ’s 6th Cycle Housing Element attached hereto as Exhibit A is adopted.

10. This Resolution shall become effective upon adoption by the City Council.

11. The City Manager or designee is hereby directed to file all necessary material with the Department of Housing and Community Development for the Department to find that the Housing Element is in conformance with State Housing Element Law and is further directed and authorized to make all non-substantive changes or minor modifications to the Housing Element to make it internally consistent or to address any non-substantive changes or minor modifications requested by the Department to achieve certification, provided that the modifications would not exceed the total amount of development accommodated by the General Plan prior to revisions and would not result in new actions by the County/City that would require a General Fund commitment of $50,000 or greater.

12. The City Manager or designee is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Sections 65357 and 65589.7.

BE IT FURTHER RESOLVED, that the City Council hereby approves the 2021-2029 Housing Element in its current form, including the revisions to address HCD’s findings.

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 1. Housing Plan

Adoption Draft
August 2023
Prepared By:

De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https://denovoplanning.com/
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Housing Plan Table of Contents
Table of Contents ................................................................................................................................................... 1 INTRODUCTION........................................................................................................................................................................ I A. Introduction .................................................................................................................................................... i B. Housing Element Contents ............................................................................................................................. i HOUSING PLAN ....................................................................................................................................................................... 1 A. Goals and Policies ......................................................................................................................................... 1 B. Housing Programs ........................................................................................................................................ 3 C. Quantified Objectives ................................................................................................................................... 35

HOUSING PLAN LIST OF TABLES
Table 1. Fair Housing Program Action Items 17
Table 2. 2021–2029 Quantified Objectives 36
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Introduction | i

INTRODUCTION
A. INTRODUCTION
Amador County recognizes the vital role local governments play in the supply and affordability of housing. Each local government in California is required to adopt a comprehensive, long-term general plan for the physical development of the city or county. The Housing Element is one of the mandated elements of the County’s General Plan. State law requires that local governments address the existing and projected housing needs of all economic segments of the community through their housing elements.

Consistent with State law, the purposes of this Housing Element are to identify 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.

B. HOUSING ELEMENT CONTENTS
The Countywide 6th Cycle Housing Element consists of four parts:

Part 1. Housing Plan (policy document)
The 6th Cycle Housing Plan establishes housing goals for the jurisdictions, as well as housing objectives, policies, and programs for the 6th Cycle, providing an implementable plan of action to address housing needs and constraints.

Part 2. Background Report
The Background Report provides information regarding the population, household, and housing characteristics, quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies resources available, including land and financial resources, for the production, rehabilitation, and preservation of housing. The Housing Element Background Report provides documentation and analysis in support of the goals, polices programs, and quantified objectives in this Housing Element policy document.

Part 3. Annexes to the Background Report
The Annexes to the Background Report include jurisdiction-specific information regarding constraints to housing and the inventory of residential sites. There are six annexes:
- Amador County Annex
- Amador City Annex
- Ione Annex
- Jackson Annex
- Plymouth Annex
- Sutter Creek Annex
Part 4. Appendices to the Background Report
There are three appendices:

A - Responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey B – Responses to the Housing Needs and Priorities Survey C – Summary of Comments on the Draft Housing Element and Responses to Comments AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Introduction | ii
B. HOUSING ELEMENT CONTENTS
The Amador County Housing Element encompasses unincorporated Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek, and consists of two documents: the comprehensive Housing Plan (policy document) and the Background Report.

The comprehensive Housing Plan establishes housing goals for the jurisdictions, as well as housing objectives, policies, and programs for the 6th Cycle, providing an implementable plan of action to address housing needs and constraints.

The Housing Plan includes two chapters:

1. Introduction. This chapter provides the introductory material to the Housing Element, including a discussion of the purpose of the Housing Element and State laws that inform the element and a description of the components of the Housing Element.

2. Housing Plan. This chapter presents the Housing Plan, including goals, policies, and programs Amador County, and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek will implement to address priorities, constraints, and needs for the 2021-2029 planning period.

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HOUSING PLAN
This chapter presents the Housing Plan, including goals, policies, and programs Amador County, and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek will implement to address priorities, constraints, and needs for the 2021-2029 planning period.

A. GOALS AND POLICIES
The goals and policies that guide housing programs and activities within Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek are as follows:

Goal H-1. HOUSING DIVERSITY
Ensure adequate sites are available throughout the County and throughout each jurisdiction to accommodate identified housing needs and to encourage a diversity of housing types affordable to a range of income levels, including extremely low, very low, low, and moderate.

Policy H-1.1: Encourage diversity in the type, density, size, affordability, and tenure of residential development available throughout the County and throughout each city.

Policy H-1.2: Ensure adequate sites are identified and zoned to accommodate each jurisdiction’s share of regional housing needs throughout the planning period.

Policy H-1.3: Encourage and support the development of housing for those with special housing needs, including seniors, persons with a disability, including developmental, single heads of household with children, large families, the workforce, and unhoused.

Policy H-1.4: Encourage a geographic dispersal of units affordable to all income levels throughout Amador County, with an emphasis on promoting housing that is proximate to jobs and services and that provides a variety of housing types, including housing affordable to lower income and special needs households, in areas with higher levels of economic, employment, environmental, and transportation opportunities in each jurisdiction.

Policy H-1.5: Support the concept of “aging in place” by maintaining a range of housing that allows people to remain in their community as their housing needs change.

Policy H-1.6: Support opportunities for the integration of housing in commercial districts and the adaptive reuse of non-residential structures.

Policy H-1.7: Facilitate the development of affordable housing through regulatory incentives and concessions and available financial assistance. Proactively seek out new models and approaches in the provision of affordable housing, including accessory dwelling units (ADUs), inclusion of duplexes and multiple units in areas zoned for single family uses, and cottage housing.

Policy H-1.8: Promote energy- and water-conserving designs and features in residential development.

Goal H-2. HOUSING AND NEIGHBORHOOD PRESERVATION AND IMPROVEMENT Conserve, rehabilitate, and enhance existing neighborhoods and housing stock.

Policy H-2.1: Maintain suitable neighborhoods with quality housing, infrastructure, and open space that fosters neighborhood character and the health of residents.

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Policy H-2.2: Encourage property owners to maintain rental and ownership units in sound condition through housing rehabilitation and emergency repair programs.

Policy H-2.3: Support efforts to identify and preserve prime examples of historical and/or architecturally significant residences.

Policy H-2.4: Encourage the rehabilitation or remodeling of older cottages and bungalows to conform to the scale of the immediate neighborhood and retain the architectural character and integrity of the original structure.

Policy H-2.5: Encourage the conversion of existing apartment complexes to condominium ownership, and only permit when the citywide vacancy rate for rental units warrants.

Policy H-2.6: Support the preservation of mobile home parks as an important source of affordable housing.

Policy H-2.7: Ensure the continued availability and affordability of income-restricted housing for low and moderate income households.

Goal H-3. FAIR HOUSING
Promote access to decent housing and a quality living environment for all Amador County residents, regardless of age, race, religion, sex, marital status, ancestry, national origin color, disability, or economic level.

Policy H-3.1: Assist in affirmatively furthering and enforcing fair housing laws by providing support to organizations that provide outreach and education regarding fair housing rights, receive and investigate fair housing allegations, monitor compliance with fair housing laws, and refer possible violations to enforcing agencies.

Policy H-3.2: Ensure that individuals and families at all income levels pursuing housing in Amador County have access to safe and decent housing and do not experience discrimination on the basis of any arbitrary factors, including those identified in the Fair Housing Act.

Policy H-3.3: Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes and/or in the community.

Policy H-3.4: Support families and single heads of household with children by encouraging the development of larger rental and ownership housing units for families with children, and the provision of family support services such as childcare and after-school care.

Policy H-3.5: Address the special housing needs of persons with disabilities through provision of supportive housing, homeowner accessibility grants, zoning for group housing, and continued implementation of reasonable accommodation procedures.

Policy H-3.6: Support affordable housing options for workers providing essential infrastructure and services, including first responders and teachers, to allow them to live in the community in which they work.

Policy H-3.7: Work cooperatively with the Amador County Homeless Task Force and other applicable agencies to provide a continuum of care for the homeless, including emergency shelter, transitional housing, supportive housing and permanent affordable housing.

Policy H-3.8: Promote the active participation of all socioeconomic segments, including special needs groups and potentially underrepresented populations, in the community, community groups, and governmental agencies in the formulation and review of housing programs and in housing and community development activities.

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Policy H-3.9: Support safe and healthy living environments, including methods to reduce exposure to secondhand smoke and related health effects.

Goal H-4. ADVANCING OPPORTUNITIES
Promote a range of affordable and special needs housing opportunities through housing assistance programs, incentives, and reducing public and private constraints to housing production while providing an appropriate level of environmental review, as well as maintaining design and construction quality and fiscal responsibility.

Policy H-4.1: Support the use of various incentives, including regulatory incentives, financial and/or technical assistance, including first-time homebuyers through County and State programs, rental assistance, early mortgage counseling for homeowners at risk of foreclosure, streamlined approvals, site assembly assistance, and pursuing the establishment of regional and local Affordable Housing Trust Funds to offset the costs of affordable housing and encourage a variety of housing types and affordability levels throughout Amador County.

Policy H-4.2: Participate in state and federal programs assisting in the production, improvement, maintenance, and preservation of decent, safe, and attractive housing affordable to lower- and moderate income households and those with special housing needs, including seniors, persons with a disability, including developmental, single heads of household with children, large families, the workforce, the at-risk and the unhoused. Work with nonprofit and for-profit developers to utilize those programs for which a developer must be the applicant.

Policy H-4.3: Ensure development standards are based on objective requirements and provide flexibility to accommodate creative approaches to providing housing, such as transit-oriented development, mixed use, co-housing, and housing within walking or bicycling distance of transit.

Policy H-4.4: Advocate for sustainable use of land and promote affordability by encouraging development of two-family and multifamily housing within each jurisdiction’s multi-family zoning districts.

Policy H-4.5: Explore continued improvements to the entitlement process to reduce constraints through ensuring objective and achievable design and development standards and streamlining and coordinating the processing of development permits, design review, and environmental clearance.

Policy H-4.6: Explore collaborative partnerships with nonprofit organizations, faith-based organizations, developers, governmental agencies, and the business community to develop, improve, maintain, and preserve affordable housing.

Policy H-4.7: Continue to prioritize the needs of the unhoused and persons at risk of becoming homeless and support additional housing opportunities for homeless persons through continued participation in the Amador County Homeless Task Force and through partnerships and collaboration with public and private organizations.

Policy H-4.8: Ensure that extremely low, very low, low, and moderate income households have access to affordable units.

Policy H-4.9: Provide for transitional and supportive housing, emergency shelters, low barrier navigation centers, employee housing, residential care facilities, and single room occupancy uses.

B. HOUSING PROGRAMS
The following programs include regional and local implementation components that Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek will take to address the Countywide housing goals. Each program identifies the objectives, timeframe for implementation, County/City department or agency primarily responsible for implementation, and the AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Housing Plan | 4
likely funding source. Regional program components are employed Countywide and local program components are executed by individual jurisdictions.

PROGRAM 1: COUNTYWIDE HOUSING WORKING GROUP (ALL JURISDICTIONS) The purpose of a Countywide Housing Working Group is for Amador County, and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek to work together to implement regional housing programs, secure funding for affordable housing, and track Housing Element implementation. The Countywide Housing Working Group shall meet at least quarterly to discuss housing needs, address constraints, and develop approaches to support the development and maintenance of housing, including the pursuit of funding, to address State law.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Amador County, and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek to establish a Countywide Housing Working Group, including one representative from each jurisdiction’s Planning Department, by March February 20243 to discuss and implement housing strategies. The Countywide Housing Working Group shall meet on a regular basis.
● Each jurisdiction shall annually evaluate the effectiveness of the CHWG in the implementation of programs. If the CHWG is determined to be ineffective in implementing any of the programs, each jurisdiction shall identify alternative actions to facilitate the implementation of relevant programs.

Goal H-1. HOUSING DIVERSITY
PROGRAM 2: HOUSING ELEMENT MONITORING/ANNUAL REPORTING (ALL JURISDICTIONS) Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek’s Planning Departments are responsible for the regular monitoring of the Housing Element to ensure that they continue to assess its affordable housing programs, progress towards the RHNA, and the preservation of affordable housing units. Each jurisdiction’s Planning Department will prepare its Annual Progress Report for review by the public, decision-makers, and submittal to the Department of Housing and Community Development (HCD). Completion of the Annual Progress Report is required for the jurisdictions to maintain access to State housing funds.

The Annual Progress Report will document:
● Annual residential building activity, including identification of any deed-restricted affordable units and assignment of market rate units to an appropriate affordability category; ● Progress towards the Regional Housing Needs Allocation since the start of the planning period; ● Special needs units building activity, including new construction, rehabilitation, and preservation; ● Implementation status of the Housing Element programs; and ● Requirements of State law for APRs
Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
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Program Objectives and
Timeframe:
● Review the Housing Element annually and provide opportunities for public participation, in conjunction with the submission of the Annual Progress Report to the State Department of Housing and Community Development by April 1st of each year.

PROGRAM 3: ADEQUATE SITES -(ALL JURISDICTIONS)
To ensure that the future housing inventory is maintained to accommodate each jurisdiction’s RHNA, Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek will maintain the inventory of adequate housing sites for each income category. This inventory will detail the amount, type, size, and location of vacant land and parcels that are candidates for consolidation to assist developers in identifying land suitable for residential development. In addition, the jurisdictions will continuously monitor the sites inventory and the number of net units constructed in each income category. If the inventory indicates a shortage of adequate sites to accommodate the remaining RHNA of the County or any of the cities, the affected jurisdiction will identify alternative sites so that there is no net loss of residential capacity pursuant to Government Code Section 65863.

Further, Plymouth will rezone 2 or more acres to accommodate its carryover RHNA from the 5th Cycle (26 very low and low income carryover units from the 4th Cycle plus 2 very low and low income units from the 5th Cycle) and the 12 lower income units from its 6th Cycle RHNA. The sites shall accommodate a minimum of 16 units per acre and a maximum of at least 30 units per acre.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Each jurisdiction shall develop a formal ongoing procedure to evaluate development proposals, rezones, and other land use decisions and update the inventory and capacity of sites by income groups as necessary by the end of 2023.
● Each jurisdiction to work with the Amador-Tuolumne Community Action Agency (ATCAA) and private developers on an ongoing basis to find suitable sites for affordable housing and special needs groups, including extremely low income, transitional, supportive, and single heads of households housing with an emphasis on prioritizing housing opportunities in higher resource areas. ● Amador City: Update Zoning Map and Zoning Ordinance to require a minimum of 50% residential uses on at least one of the C-2 sites identified in Amador City Annex Table IV-AC-1, Appendix Amador City-A, and Figure Amador City-1. ● Jackson: Update Zoning Map and Development Code to require a minimum of 50% residential uses as a permitted use on at least one of the Commercial sites that is a minimum of 1.5 acres in size identified in Jackson Annex Table IV-J-1, Appendix Jackson-A, and Figure Jackson-1.
● Plymouth: Update Zoning Map and Development Code to require a minimum of 50% residential uses as a permitted use on the SC, VC, and VC-HDO sites identified in Plymouth Annex Table IV-P-1, Appendix Plymouth-A, and Figure Plymouth-1.
● Plymouth to rezone at least 2 acres of vacant land from the sites identified in Plymouth Annex to accommodate its 6th Cycle and carryover 5th and 4th Cycles very low and low income RHNA (40 total units), including at least 1 acre in the TCAC Highest Resource area/upper income area in the City. Rezoned sites shall meet the requirements of Government Code Section 65583.2(h), which requires the City to accommodate 100 percent of the very low and low income AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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households RHNA on sites zoned to permit owner-occupied and rental multifamily residential use by right for developments in which at least 20 percent of the units are affordable to lower income households during the planning period.
o Rezoned sites shall be at least 0.5 and no larger than 10 acres. Sites that are larger than 10 acres may be split concurrently with the rezone to meet the size requirement.
o Sites shall be zoned with minimum density and development standards that permit at least 16 units per site at a density of at least 16 units per acre in jurisdictions as described in clause (i) of subparagraph (B) of paragraph (3) of subdivision (c) and shall meet the standards set forth in subparagraph (B) of paragraph (5) of subdivision (b).
o At least 50 percent of the very low and low income housing need shall be accommodated on sites designated for residential use and for which nonresidential uses or mixed uses are not permitted, except that a city or county may accommodate all of the very low and low income housing need on sites designated for mixed use if those sites allow 100 percent residential use and require that residential use occupy 50 percent of the total floor area of a mixed-use project.
o Plymouth shall update its General Plan to ensure consistency between the zoning and General Plan designation on the Opportunity Sites. ● Each jurisdiction to maintain adequate sites to accommodate the RHNA throughout the 6th Cycle pursuant to Government Code Section 65863 (No Net Loss Law):

Amador County: 109 very low, 62 low, 72 moderate, and 134 above moderate income units
Amador City: 1 very low, 1 low, 1 moderate, and 2 above moderate income units Ione: 30 very low, 20 low, 25 moderate, and 42 above moderate income units Jackson: 27 very low, 23 low, 24 moderate, and 64 above moderate income units
Plymouth: 7 very low, 5 low, 5 moderate, and 13 above moderate income units Sutter Creek: 15 very low, 12 low, 13 moderate, and 34 above moderate income units
● The Zoning Code for each jurisdiction shall be updated to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households for: 1) lower income sites that are vacant and have been included in the inventory from two or more consecutive planning periods, and 2) lower income sites that are underutilized (nonvacant) and have been included in the inventory from a prior planning period consistent with the requirements of Government Code Section 65583.2. The attachment to the Annex for each jurisdiction identifies lower income sites that have been included in prior Housing Elements.

PROGRAM 4: ACCESSORY DWELLING UNITS, JUNIOR ACCESSORY DWELLING UNITS, AND SB 9 UNITS (ALL

JURISDICTIONS)
An accessory dwelling unit (ADU) is a self-contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit (JADU) is a unit that is no more than 500 square feet in size and contained entirely within a single family residence with separate or shared sanitation AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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facilities. ADUs and JADUs offer several benefits. First, they often are affordable to very low and low income households and can provide options for seniors, single persons, and even small families. Second, the primary homeowner receives supplementary income by renting out the ADU, which can help many modest income and elderly homeowners afford to remain in their homes.

ADUs offer an important opportunity to help Amador County address its regional housing needs while maintaining the community’s small-town character.

Senate Bill 9 (SB 9) is also known as the California Housing Opportunity and More Efficiency (HOME) Act and aims to alleviate the housing crisis facing cities across California by providing new ways to increase housing supply and diversify the types of housing available.

SB 9 builds upon the successful approach of ADUs and expands options for homeowners, while also respecting local control and zoning requirements, preserving historic neighborhoods, and establishing a maximum of no more than four units on what is currently a single family parcel. SB 9 benefits homeowners, prevents profiteers from evicting or displacing tenants, and prohibits the development of small subdivisions and ministerial lot splits on adjacent parcels by the same individual in order to prevent investor speculation. SB 9 only applies to urban areas and urban clusters; in Amador County, Ione, Sutter Creek, and Jackson are designated urban areas and there are no urban clusters.

The two key components of SB 9 are:
● Lot Split – Provides a streamlined process for subdividing an existing single family zoned lot into two new parcels. ● Two Unit Developments – Provides a streamlined process for creating two unit developments on single family zoned lots.

Pursuant to State law, ADUs are an important option for attainable housing. Each jurisdiction in Amador County plan to meet a modest portion of the 2021-2029 RHNA through the provision of ADUs.

Each jurisdiction will continue to apply zoning regulations that allow ADUs and JADUs by-right in all residential zones, in accordance with State law. The jurisdictions will amend the ordinance as necessary based on future changes to State law and will work with HCD to ensure continued compliance with State law and also continue to monitor the extent of ADU production to ensure that the Housing Element goals can be met. To facilitate ADU development, the jurisdictions will consider the following:
● Provide technical and resource guides online.
● Pursue State funding available to assist lower- and moderate income homeowners in the construction of ADUs. ● Conduct increased outreach and education on ADU options and requirements.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Amador County, Amador City, Jackson, Plymouth, and Sutter Creek to update their codes to allow ADUs, JADUs, and SB 9 units, as applicable, consistent with the requirements of State law by December 2023July 2024. ● Housing Working Group to coordinate development of a Countywide web page by September 2024 to promote ADU and SB 9 opportunities to interested residents that includes examples of successful ADU projects, an ADU resource guide, and links to the ADU and SB 9 requirements for each jurisdiction. ● Each jurisdiction shall provide technical and resource guides online, including lot split provisions per SB 9 by December 2023.
● Each jurisdiction shall conduct outreach and education on ADU and SB 9 options and requirements to homeowners and Homeowners’ Associations on an annual basis (2023-2029) to expand opportunities throughout the jurisdiction, with an AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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emphasis on outreach to homeowners’ associations and property owners in higher opportunity areas within each jurisdiction.
● Each jurisdiction shall pursue State funding available to assist lower- and moderate income homeowners in the construction of ADUs on an annual basis (2024, 2026, 2028).
● Each jurisdiction shall provide financial assistance to qualified property owners to build ADUs when State funds (such as CalHOME) or other funds are available on an ongoing basis.
● By December 2025, assess each jurisdiction’s progress in ADU construction; evaluate incentives to further promote ADUs if construction goals are not met. ● Amador County: 24 ADUs/JADUs
Amador City: 2 ADUs/JADUs
Ione: 8 ADUs/JADUs and 4 SB 9 units
Jackson: 8 ADUs/JADUs and 4 SB 9 units
Plymouth: 3 ADUs/JADUs
Sutter Creek: 5 ADUs/JADUs
PROGRAM 5: AFFORDABLE HOUSING LAND ACQUISITION (ALL JURISDICTIONS) This program establishes guidelines for an Affordable Housing Land Acquisition program to acquire and dispose of properties with the purpose of facilitating the construction of affordable housing units. Only 1 publicly-owned site has been identified in the inventory for the jurisdictions; this site is in the unincorporated area of the County and would be disposed of pursuant to the Surplus Lands Act as described below.

Responsible
Department/Agency:

Countywide Housing Working Group, Planning Department of each jurisdiction Funding Sources: General Fund
Program Objectives and
Timeframe:

Amador Countywide:
● Countywide Housing Working Group to work with the Amador-Tuolumne Community Action Agency (ATCAA) and private developers to identify potential suitable affordable housing sites for land acquisition on a regular basis.

Each Jurisdiction:
● Individual jurisdictions to evaluate sites identified by the Countywide Housing Working Group to determine site acquisition feasibility, and work with for-profit and nonprofit resources as necessary to obtain such lands.

Amador County
● Any By December 2024, declare APN 044-100-027 as surplus land and issue a notice of availability pursuant to the Surplus Lands Act (shall be disposed of according to Government Code Sections 54220 through 54239.4). and issue a notice of availability pursuant to the Surplus Lands Act. In conjunction with issuing the notice of availability (December 2024 and following issuance of the notice of availability in January 2025), perform outreach to affordable housing developers and non-profits active in the City and region to ensure developers and non-profits are aware of the notice and of the City’s commitment to affordable housing. Following receipt of notice(s) of interest from entities desiring to lease the lands, AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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continue with disposition of the lands for affordable housing purposes consistent with the Surplus Lands Act.

PROGRAM 5B: HOMELESS SERVICES COORDINATION AND HOUSING (ALL JURISDICTIONS) Recognizing that the ATCAA leads the regional effort to coordinate services and funding for the unhoused population, this program is intended to provide for coordination between jurisdictions to increase shelter for unhoused and at-risk persons in each jurisdiction and to improve access to services that may help in preventing homelessness and displacement.

Responsible Department/Agency: Amador County Homeless Task Force, Amador County Health and Human Services, City Manager of each jurisdiction; Planning Department of each jurisdiction Funding Sources: General Fund; Emergency Shelter Grant funds, No Place Like Home funds, Program Objectives and
Timeframe:
● Countywide, by 2027, work with developers and service providers to provide 30 new shelter or transitional housing beds, with at least 2 beds provided apiece in Amador City and Plymouth, 3 beds provided apiece in Ione, Plymouth, and Sutter Creek, and 10 beds provided apiece in Jackson and the unincorporated County.
● Beginning in 2024, Housing Working Group shall coordinate annually with the administration, Police Department, and Planning staff of each jurisdiction has information available regarding services for the homeless and at-risk population.

PROGRAM 6: AFFORDABILITY TARGETS (AMADOR COUNTY, CITY OF IONE, AND CITY OF SUTTER CREEK) The purpose of this program is to create units for a range of income levels to accommodate the RHNA and housing goals in jurisdictions that have large areas designated as Special Planning Areas, Planned Development, or similar designations. These areas are anticipated to be developed with relatively large-scale developments and it is necessary that such development addresses local housing needs. The income level required (extremely low, very low, low, and/or moderate) shall be at the discretion of the jurisdiction, with an emphasis on creating units affordable to extremely low and very low income households.

Responsible
Department/Agency:

Planning Department
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Amador County shall develop affordable housing targets for each of the undeveloped SPAs in the County by June 2024. 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 and shall provide for economic integration throughout the County. The County will require development agreements for future residential projects within SPA designations to provide a minimum of 10 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.
● Ione shall develop affordable housing targets for each of the undeveloped Planned Development areas in the General Plan by June 2024. While total units are established by the General Plan, these targets should include a number of affordable units (including units affordable to low, very low, AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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and/or extremely low income households) and provide for economic integration within new developments and throughout the City. The City will require development agreements for future residential projects within PD designations to provide a minimum of 10 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.

PROGRAM 7: HISTORICALLY SIGNIFICANT STRUCTURES (CITY OF SUTTER CREEK) The City of Sutter Creek 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.

Responsible
Department/Agency:

Planning Department
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Coordinate the rehabilitation and adaptive reuse of at least 1 historically significant structures as appropriate on an ongoing basisby December 2027.

Goal H-2. HOUSING AND NEIGHBORHOOD PRESERVATION AND IMPROVEMENT PROGRAM 8: NEIGHBORHOOD BEAUTIFICATION AND HOUSING REHABILITATION (ALL JURISDICTIONS) The Housing Rehabilitation Program provides a mechanism for homeowners to bring their home into compliance with local codes and provide safe, decent housing for lower income individuals.

The Housing Rehabilitation Program is designed to bring the homeowner’s dwelling into compliance with applicable, locallyadopted housing rehabilitation standards to reduce ongoing and future maintenance costs, promote energy efficiency, and to preserve decent affordable owner-occupied housing.

The Countywide Housing Working Group shall identify areas with concentrations of housing in need of repair, including dilapidated units, as well as individual multi-family developments that are in need of significant repair or rehabilitation and will coordinate to secure federal, State, and regional resources for housing rehabilitation, weatherization, energy-efficiency improvements, and emergency repair throughout the County. The Planning Department and Building Department for each jurisdiction shall also provide information regarding financial resources for housing rehabilitation, weatherization, and emergency repair to any owners of housing in need of repair.

Responsible
Department/Agency:

Countywide Housing Working Group, Planning Department, and Building Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Countywide Housing Working Group to identify funding sources for housing rehabilitation, weatherization, energy-efficient improvements, emergency repair, and wildland urban interface/fire hardening on an annual basis.
o Housing Working Group to coordinate with individual jurisdictions to determine if available funding should be sought at the regional level or by individual jurisdictions.

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o Housing Working Group to coordinate with individual jurisdictions to identify a single entity to assist in the implementation of housing rehabilitation programs in order to provide efficient and effective assistance throughout the County.
o Potential funding sources include USDA Section 504 Home Repair, Community Development Block Grant (CDBG), HOME, and CalFIRE Wildfire Prevention Grant programs.
● Individual jurisdictions to promote the available housing rehabilitation, energy efficiency, accessibility, and home improvement programs on each jurisdiction’s website, through social media, and by way of handouts available at the public counter as well as through the local real estate community by June 2023.
● Individual jurisdictions to continue to respond to code complaints as complaints are received.
● Each jurisdiction’s Planning Department shall work with property owners, residents, and Homeowner Associations to ensure safe and decent housing.

Staff will identify concentrations of housing in need of repair and multifamily developments in need of significant repair and connect property owners with resources for rehabilitation and junk removal on an ongoing basis.
● Secure funding, either individually or Countywide, for rehabilitation, improvement, and/or emergency repair of housing:

Amador County: 15 extremely low, 15 very low, and 10 low income units Amador City: 2 extremely low, 2 very low, and 2 low income units Ione: 6 extremely low, 6 very low, and 4 low income units Jackson: 6 extremely low, 6 very low, and 4 low income units Plymouth: 3 extremely low, 3 very low, and 2 low income units Sutter Creek: 3 extremely low, 3 very low, and 2 low income units PROGRAM 9: AFFORDABLE AND SPECIAL NEEDS HOUSING ASSISTANCE AND INCENTIVES (ALL JURISDICTIONS) Successful implementation of Amador Countywide programs for development of affordable and special needs housing will depend on the ability of the jurisdictions to leverage local funds with a variety of federal, State, County, and private sources. In addition to applying for those public and private funds directly available to municipalities, Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek play an important role through incentivizing affordable and special needs housing and in supporting developers to secure outside funds. Each jurisdiction’s involvement may include provision of incentives, review of financial pro-forma analysis; provision of demographic, market, and land use information; review and comment on funding applications; and Council actions in support of the project and application. Many “third-party” grants may also require some form of local financial commitment.

Responsible
Department/Agency:

Countywide Housing Working Group and Planning Department of each jurisdiction Funding Sources: General Fund
Program Objectives and
Timeframe:
● Countywide Housing Working Group will review available funding sources for housing affordable to extremely low, very low, low, and moderate income households and housing for special needs groups at least twice each year. ● Countywide Housing Working Group will actively pursue federal, State, County and private funding sources that are available at the regional level and to AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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determine the feasibility of developing a Regional Affordable Housing Trust Fund.
● Countywide Housing Working Group will proactively reach out annually to affordable housing providers and special needs housing providers, including homeless service providers interested in constructing extremely low income housing, emergency shelters, transitional housing, and supportive housing, agricultural worker housing providers, senior and disability housing providers, and providers serving large families and/or single heads of household with children to assist in identifying appropriate sites for development and connecting providers with assistance, including fundings and incentives for housing. ● Each jurisdiction within Amador County to actively pursue federal, State, and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance, and also support developers in securing outside funding sources. If multiple projects are proposed for funding, jurisdictions shall prioritize projects that improve very low/low income access to the most resources and most positive environmental, educational, economic, and transportation outcomes.
● Amador County to actively pursue federal, State, or other funding sources to assist developers and property owners in meeting the State’s wildfire safety standards for residential and mixed uses in the Very High Fire Hazard Severity Zone.
● If interest in affordable or special needs housing exceeds federal, State, and private funding resources for affordable housing, prioritize assisting projects located in TCAC highest resource areas.
● By December 2024, eEach jurisdiction shallto identify a menu of incentives, including permit streamlining, reduced or deferred development fees, ministerial review of minor lot line adjustments, technical assistance to acquire funding, and modification of development requirements through Planned Development overlays or similar provisions for affordable and special needs housing. Incentives shall be specifically identified for extremely low income housing, which may include adopting priority processing, granting fee waivers or deferrals, modifying development standards, and granting concessions and incentives. Sutter Creek and Plymouth shall also identify reduced or deferred fees for deed-restricted moderate income housing.
● Each jurisdiction to promote affordable and special needs housing, as well as a variety of housing types, when reviewing and implementing Planned Development, Specific Plan, and any large-scale projects to ensure new residential development provides for a variety of housing types and affordability levels.
● To promote and incentivize affordable and special needs housing, each jurisdiction shall annually email regional affordable housing developers and nonprofits the menu of incentives, the inventory of sites for very low and low income housing, a list of available financial resources, and the jurisdiction’s dedicated contact to discuss affordable housing opportunities.

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● In conjunction with other programs promoting affordable housing and reducing barriers to a variety of housing types, approve and permit development of new affordable and special needs units as follows:

Amador County: 50 extremely low, 50 very low, and 100 low income units Amador City: 1 extremely low, 1 very low, and 2 low income units Ione: 15 extremely low, 15 very low, and 20 low income units Jackson: 14 extremely low, 13 very low, and 23 low income units Plymouth: 10 extremely low, 10 very low, and 20 low income units Sutter Creek: 8 extremely low, 7 very low, and 12 low income units PROGRAM 10: PRESERVATION OF EXISTING AFFORDABLE HOUSING (ALL JURISDICTIONS) Potential conversion of affordable housing to market-rate housing is an ongoing and critical statewide problem. Federal, state, and local governments have invested in the development of more than 500,000 affordable rental homes in California over the last few decades. There are 7 assisted affordable multifamily developments in Amador County, including projects in Ione (1), Sutter Creek (1), and Jackson (5).

A large percentage of these units may convert to market rate as subsidy contracts or regulatory agreements expire. These “at-risk” units are home to seniors and families with lower incomes who cannot afford to pay market-rate rents and who could be displaced if the developments convert. No assisted housing is at-risk of conversion during the 6th Cycle.

Responsible
Department/Agency:

Planning Departments of Ione, Jackson, and Sutter Creek Funding Sources: General Fund
Program Objectives and
Timeframe:
● Annually monitor each jurisdiction’s affordable housing stock to ensure that deed-restricted units are preserved.
● Should any of the assisted properties become at risk of converting to market rate, the jurisdiction(s) will work with property owners, interest groups, and the State and federal governments to ensure compliance with State law and implement the following:
o Technical Assistance: Provide technical assistance where feasible to public and non-profit agencies interested in purchasing and/or managing units at risk.
o Preservation Programs: Provide information to owners of at-risk properties regarding rehabilitation assistance and/or mortgage financing in exchange for extending affordability restrictions. o Tenant Education: Hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market Rate Housing, pursuant to Section 65863.10 of the Government Code and provide tenant education on housing rights
● Retain all assisted multifamily housing (Ione – 43 units, Jackson – 258 unit, and Sutter Creek – 34 units)
PROGRAM 11: PRESERVE MULTIFAMILY AND MOBILE HOME OPPORTUNITIES (ALL JURISDICTIONS) Multifamily rental housing, including duplexes, triplexes, fourplexes, and larger apartments and mobile home parks provide housing opportunities for lower income households and are an essential component of each jurisdiction’s housing stock. It is necessary to review any requests to convert or demolish multifamily rental housing and mobile home parks to ensure these AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Housing Plan | 14
housing types are retained and to further ensure that any conversion of such uses does not displace residents or reduce a jurisdiction’s housing stock.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Update the code by December 2025 to establish provisions addressing the conversion or demolition of multifamily rental housing and mobile home parks with the intent of retaining multifamily units (701 units as identified in Background Report Table II-25) and mobile homes (1,432 units as identified in Background Report Table II-25) in all jurisdictions and assisting any households subject to relocation due to a multifamily or mobilehome park demolition or conversion. The provisions shall address:
o Identification of affected households by income, household size, and special housing needs
o Notification to households at least 6 months prior to a required move-out date.
o Assistance to all lower income and special needs households in identifying affordable housing opportunities.
o Moving costs to all affected households.
o Rental assistance for a minimum period of time to all lower income households who are not able to procure housing that is affordable to their income group (extremely low, very low, low).
o Option for all affected households to receive priority for any new or rehabilitated housing built on the same site within 3 years of move-out.

Goal H-3. FAIR HOUSING
PROGRAM 12: FAIR HOUSING SERVICES (ALL JURISDICTIONS)
Amador Tuolumne Community Action Agency (ATCAA) is the designated provider of housing information throughout Amador County. ATCAA offers a variety of housing assistance and services to the community, including securing and stabilizing housing for homeless families and individuals as well as those at risk of becoming homeless.

Individuals who may have been the victims of discrimination may file a fair housing complaint with the U.S. Department of Housing and Urban Development (HUD) or California Department of Fair Housing and Employment (CDFEH). Information regarding fair housing laws will be available on each jurisdiction's website, at the public counters, and in the local library(ies).

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund, CDBG
Program Objectives and
Timeframe:
● As a means of furthering fair housing education and outreach in the community, each jurisdiction in Amador County will advertise the fair housing program through placement of fair housing information brochures on their websites, at the public counters, and in the local library(ies) by December 2023.

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● Each jurisdiction to provide an annual outreach event to promote fair housing and to educate the community, landlords, and real estate professionals regarding fair housing requirements.
● Each jurisdiction shall continue to provide referrals to CDFEH and HUD and any locally designated providers on an ongoing basis, including promoting fair housing practices, review and enforcement assistance with fair housing complaints, and education to housing providers.
● Housing Working Group to coordinate with ATCAA in 2023/2024 to determine if ATCAA can offer fair housing services to all County residents.

If ATCAA cannot offer fair housing services, the Housing Working Group to contact fair housing advocates to identify interest in providing fair housing services to the County and identify a single Countywide point of contact for fair housing concerns by the end of 2024.

PROGRAM 13: AFFIRMATIVELY FURTHER FAIR HOUSING (ALL JURISDICTIONS) Facilitate equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing (AFFH) and address impediments identified in the AFFH analysis located in the Background Report. In summary, each jurisdiction within Amador County offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and prices suitable for lower income households. Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and implementing actions.

The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report.

The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:
● High Priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that can be controlled countywide;
● Medium Priority factors are those that have a direct and substantial impact on fair housing, but Amador County has limited capacity to control their implementation;
● Low Priority factors may have a direct and substantial impact on fair housing choice, but Amador County lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice.

As shown in Table 1, Amador County and each jurisdiction intend to complete the necessary actions to meet the State AFFH requirements. These actions are integrated into the Housing Plan for the overall 6th Cycle Housing Element with the specified timeframes for expedited implementation of high priority actions. The rationale for identifying these actions is to ensure they are implemented in a timely manner to better serve the community. These actions are intended to alleviate the main issues identified in the Affirmatively Furthering Fair Housing Analysis and will be implemented during the 2021-2029 planning period. In addition, each jurisdiction will monitor the AFFH actions on an annual basis in conjunction with the preparation of the APR to ensure the goals are being met. If any action items are not being achieved, each jurisdiction will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund, CDBG, grant funding
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Program Objectives and
Timeframe:
● Implement measures to affirmatively further fair housing on an ongoing basis, and as further outlined in Table 1.

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Table 1: Fair Housing Program Action Items
Program/Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics Fair Housing Resources, including Outreach and Enforcement 11. Fair housing services Ensure that educational and enforcement assistance is provided to renters, homebuyers, homeowners, and housing providers ● Ensure residents have
access to comprehensive fair housing services, including education, enforcement assistance, and outreach ● Make fair housing
information readily available to the community through providing information on each jurisdiction's website and public counters ● High priority/ within 9
months of Housing Element adoption
● Countywide, including
Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek ● Information on each
jurisdiction’s website and public counters (2023)
● Annual outreach events
(2023-2029)
● Identification of
Countywide fair housing provider (2023/2024)
Housing Mobility Enhancement 4. Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs), SB 9 Units Encourage the development of ADUs, JADUs, and SB 9 units throughout each jurisdiction in Amador County to expand housing opportunities, including in existing neighborhoods, for all income levels and special needs groups. ● Update ADU/JADU
standards, where not in compliance with State law;
● Pursue funding to provide
financial assistance to lower- and moderate income homeowners in the construction of ADUs; ● Provide on-line resources
to assist in the development of ADUs
● Prepare an ADU factsheet
or handbook;
● Conduct outreach and
education on ADUs;
● Conduct a mid-cycle
review of ADU assumptions
● High priority/ within 18
months of Housing Element adoption
● Countywide, including
Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek; target marketing in higher opportunity areas ● Update ADU
requirements, where necessary (2023);
● Pursue funding for
financial assistance (2024, 2026, 2028)
● Prepare ADU factsheet
and resource guides (2023);
● Conduct outreach and
education (2023-2029);
● Conduct mid-cycle review
(2027)
● Annually monitor ADUs
permitted at the time of the Annual Progress Report (APR); ● Target 20% of ADUs in
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Program/Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics higher opportunity areas.

16. Rental Assistance/Housing Choice Voucher (HCV) Program Promote the Housing Choice Voucher (HCV) Program, with a special emphasis on promoting the program to Amador County’s special needs populations. ● Make information
regarding the HCV program available on each jurisdiction’s website and in an annual direct mailing to all residents and property owners; ● Provide annual outreach
to property owners
● Work with each
jurisdiction’s housing services provider to encourage property owners to participate in the Housing Choice Voucher Program ● Medium priority/ within
24 months of Housing Element adoption
● Increase the number of
voucher assistance recipients in higher opportunity areas; ● Target education and
marketing efforts throughout the community with an emphasis on higher opportunity areas. ● Work with Stanislaus
County Housing Authority to increase the number of low income recipients in receiving voucher assistance in higher opportunity areas by 5% by 2027.

New Housing Choices and Affordability 9. Provide Housing Opportunities for all Members of the Community Partnerships with Affordable Housing Developers
● Host an annual meeting
with the Housing Working Group and affordable housing developers and nonprofits to identify housing opportunities; ● Support affordable
housing developers through provision of land write-downs, regulatory incentives, and/or direct assistance. ● Medium priority/ within
24 months of Housing Element adoption
● Target affordable housing
throughout Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek, with an emphasis on higher opportunity areas and areas of concentrated poverty. ● Annual outreach to the
development community (2023-2029).

9. Provide Housing Opportunities for Households with Special Needs Partnerships with Affordable Housing Developers
● Identify at least two sites
to increase housing diversity by providing affordable and/or special ● High priority/within 18
months of adoption
● Target special needs
housing throughout Amador County and the Cities of Amador City, ● Identify 1st site by
December 2024.
● Identify 2nd site by
December 2026.

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Program/Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics needs housing in areas with higher resources and lower diversity as discussed in Chapter 5 of the Background Report Ione, Jackson, Plymouth,
and Sutter Creek, with an emphasis on higher opportunity areas and areas of concentrated poverty. ● Work with developers and
service providers in 2024-2026 to implement 1st site.
● Work with developers and
service providers in 2026-2028 to implement 2nd site.

Place-Based Strategies for Community Preservation and Revitalization 13. Public Investment in Neighborhoods Housing Rehabilitation Program
● Countywide Housing
Working Group to identify funding sources for housing rehabilitation ● Individual jurisdictions
within Amador County to promote the availability housing rehabilitation, energy efficiency accessibility, and home improvement programs on each jurisdiction’s website, through social media, and by way of handouts at the public counter as well as through the local real estate community ● Individual jurisdictions
within Amador County to work with property owners, residents, and Homeowner Associations to enforce Building and Zoning Codes ● Medium priority/ within
24 months of Housing Element adoption
● Countywide, including
Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek ● Assist lower income
households in each jurisdiction within Amador County during the planning period.

13. Improve Opportunities Opportunities Enhancement ● Countywide Housing ● High priority/ within 18 ● Projects to improve ● Countywide Housing AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Housing Plan | 20
Working Group to identify funding sources for housing projects that include components to improve opportunities (transit improvements, services including educational assistance, jobs training/placement, and healthcare, environmental remediation). ● Individual jurisdictions to
identify 3 projects during the 6th Cycle to improve opportunities and access to opportunities (transit improvements, services including educational assistance, jobs training/placement, and healthcare, environmental remediation). ● At least 3 projects
identified in each jurisdiction.
months of Housing Element adoption
opportunities shall be focused on either 1) providing improvements and benefits in areas in the two lowest-performing categories in the TCAC opportunity maps, including overall opportunities/resources, economic, educational, and environmental) in each jurisdiction, or 2) providing new housing opportunities in the two highest-performing categories in the TCAC opportunity maps, including overall opportunities/resources, economic, educational, and environmental) Working Group to identify funding sources annually and assist jurisdictions with identified projects on an on-going basis. ● At least 1 project shall be
identified in each jurisdiction by 2024, 2026, and 2028. ● Projects shall be
implemented within 18 months of identification.

12. Education and Outreach Reduce potential housing
discrimination by landlords resulting from a lack of local fair housing education and outreach through connecting households and landlords to resources from fair housing agencies and organizations to increase understanding of fair housing laws and to support strong enforcement. ● Each jurisdiction to host
annual educational workshops on fair housing to reduce the amount of discrimination; ● Each jurisdiction to
provide social media and factsheets regarding fair housing/equal housing opportunity requirements with links to each jurisdiction’s website; ● Medium priority/ within
24 months of Housing Element adoption
● Countywide, including
Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek ● Allocate funding for an
annual educational workshop and provide social media and factsheets on fair housing in 2023.

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● Countywide Housing
Working Group to collaborate with designated fair housing services provider for continued tracking of fair housing enforcement for discrimination cases.

Displacement Protection 14. Resources for Renters and Owners Continue to increase rental and ownership opportunities for all income levels, and ensure that housing opportunities are accessible to residents that may be at-risk of displacement/ ● Develop an outreach
program to connect lower income residents and the lower income workforce with access to resources for rental assistance, home ownership, housing rehabilitation assistance, emergency assistance, utility payment assistance, fair housing, temporary and long-term assistance in the event of a disaster, and other housing assistance programs and with new rental and ownership opportunities. ● Develop a Just Cause
Eviction and Tenant Rights Program to ensure that all evictions meet the requirements of State law and that tenants and landlord understand their rights under State law related to rent increases and evictions. ● Medium priority/ within
24 months of Housing Element adoption
● Countywide, including
Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek ● Establish outreach
program by December 2024 and conduct outreach annually, or more frequently, as housing opportunities become available. ● Develop materials
regarding assistance in the event of a disaster by December 2025. ● Update outreach program
materials at least annually to reflect correct contacts and program information.

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PROGRAM 14: AFFORDABLE HOUSING RESOURCES FOR RENTERS AND OWNERS (ALL JURISDICTIONS) Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek anticipate continuing to increase rental and ownership opportunities for all income levels. To ensure that housing opportunities are accessible to residents that may be at-risk of displacement, to increase access to resources, and to affirmatively further fair housing access and opportunities, the jurisdictions will connect targeted extremely low, very low, and low income residents and employees’ access to new housing opportunities, including information regarding local and regional resources for homeownership and housing rehabilitation opportunities to ensure the community is aware of these resources.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund, CDBG, HOME
Program Objectives and
Timeframe:
● Develop an outreach program by December 20243 to connect lower income residents and the lower income workforce with new rental and ownership opportunities and access to resources for home ownership, housing rehabilitation, fair housing, temporary and long-term assistance in the event of a disaster, and other housing assistance programs as those become available, promoting fair housing choice and access to safe and decent housing within the community. Information shall be provided on each jurisdiction’s website and social media channels, via announcements at the Board of Supervisors and City Council meetings, at the public counters, and in the local library(ies).
● Update outreach program materials at least annually to reflect correct contacts and program information.

PROGRAM 15A: ADOPT A REASONABLE ACCOMMODATION PROCEDURE FOR HOUSING (ALL JURISDICTIONS) “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.

Through the implementation of an ordinance, each jurisdiction in Amador County can grant reasonable modifications to the requirements of their respective Development Codes to ensure persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling. The ordinance for each jurisdiction establishes a ministerial process for requesting and granting reasonable modifications to zoning and development regulations, building codes, and land use. None of the jurisdictions should impose any fees for a reasonable accommodation application.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Amador County, Amador City, Jackson, Plymouth, and Sutter Creek: Review and amend the Municipal Code a necessary 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 by December 2023. Include the following information:
o 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.

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o 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.
o Review procedures for requests for reasonable accommodation, including provisions for issuing a written decision within 30 days of the date of the application.
o Criteria to be used in considering requests for reasonable accommodation.
o 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.
● All Jurisdictions: Create a public information brochure on reasonable accommodation for disabled persons and provide that information on each jurisdiction’s website.

PROGRAM 15B: SMOKE-FREE MULTI-UNIT HOUSING (ALL JURISDICTIONS) Secondhand smoke exposure can exacerbate health risks. For individuals who live in multifamily and multi-unit housing developments, involuntary exposure to secondhand smoke at home can occur in a variety of ways, including smoke movement through openings in walls and ceilings and exposure in shared common areas.

Jurisdictions will promote smoke-free environments for multi-unit housing properties, including exterior areas (such as private balconies and decks) and interior unit spaces, as well as common areas not already covered by state law.

Responsible Department/Agency: Amador County Public Health Department; Planning Department of each jurisdiction Funding Sources: General Fund; California Tobacco Control Program funding (Prop 99 and 56) Program Objectives and
Timeframe:
● In 2024, review methods to reduce exposure to second-hand smoke in multi-unit and mixed use residential projects and identify at least three methods for implementation in 2025-2029. Methods may vary from jurisdiction to jurisdiction and may include:
o Consideration of a smoke-free ordinance, encouraging
compliance through education, signage requirements, and property manager actions rather than police, fines, or evictions. o Targeted education to landlords and tenants on the benefits of a smoke-free housing policy.
o Targeted outreach to landlords with resources including language to include in leases, assistance available to purchase signage, and local resources for residents who want to quit tobacco.

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Goal H-4. ADVANCING OPPORTUNITIES
PROGRAM 16: FEDERAL VOUCHER PROGRAM (ALL JURISDICTIONS) The Housing Choice Voucher (HCV)/Section 8 Rental Assistance Program extends rental subsidies to extremely low and very low income households, including families, seniors, and persons with disabilities. The Housing Choice Voucher Program offers a voucher that pays the difference between the current fair market rent (FMR) and what a tenant can afford to pay (i.e., 30% of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provided the tenant pays the extra cost. Given the significant gap between market rents and what extremely low and very low income households can afford to pay for housing, the Housing Choice Voucher Program plays a critical role in allowing such households to remain in the community, and is a key program to address the needs of extremely low and very low income households.

Targeted HCV/Section 8 programs serve extremely low income persons and special needs groups and include the following:
● Family Unification Program which provides Section 8 assistance to families whose children are at risk of being placed in out-of-home care or delayed in returning from care because of the families’ inadequate housing (not provided in Amador County).
● Shelter Plus Care Program which provides rent subsidies to homeless persons with disabilities (administered by ATCAA). ● Veterans Affairs Supportive Housing (VASH) Program which provides permanent housing subsidies and case management services to homeless veterans with mental and addictive disorders (administered by Stanislaus County Regional Housing Authority).
● Rental Assistance for Non-Elderly Persons with Disabilities Program which provides incremental Section 8 Housing Choice Vouchers for non-elderly disabled families.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: U.S. Department of Housing and Urban Development (HUD) Housing Choice Vouchers
Program Objectives and
Timeframe:
● Countywide Housing Working Group to contact the Stanislaus County Regional Housing Authority (StanCoHA) and ATCAA annually to invite StanCoHA to attend a meeting and provide information regarding the number of vouchers issued within the county, to identify opportunities to access additional assistance programs, including the Family Unification Program, currently unavailable in Amador County, to determine if additional vouchers may become available, and to identify if there are unused vouchers that should be advertised to County residents.
● If vouchers are available to Amador County residents or the waitlist opens up, the Countywide Housing Working Group shall coordinate outreach via each jurisdiction’s website and announcements at the Board of Supervisors and City Council meetings.
● Continue to facilitate the use of the HCV and other Housing Authority and ATCAA programs throughout the County by advertising programs semiannually (double the current advertising schedule) on each jurisdiction’s website, in community newsletters, and via each jurisdiction’s social media accounts to reach a Countywide audience.
● Conduct annual targeted education to landlords and tenants in the area of the County with the highest proportions of persons with disabilities and in areas with the highest resources.

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● Provide information on the availability of the Housing Choice Voucher Program on the County’s and each jurisdiction’s website and review information biannually to ensure contact information is correct. ● Work with StanCoHA to increase the number of households receiving Housing Choice Vouchers by 5%.

PROGRAM 17: DEVELOPMENT CODE/ZONING CODE AMENDMENTS (ALL JURISDICTIONS) Amendments to each jurisdiction’s Development Code or Zoning Code are needed to address various recent changes to State law and create consistency with each jurisdiction’s Housing Element.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:

Each jurisdiction to complete the following zoning and development amendments to its code to streamline definitions, encourage and support a variety of housing types, including special needs housing and affordable housing, by December 2023July 2024 (note: refer to Chapter III (Housing Constraints) for a detailed analysis of revisions required to each jurisdiction’s code):
o DefinitionsFamily (Amador County, Amador City, Sutter Creek): Define ”family” and “household” to include unrelated members of a household who reside together, to not regulate the relationship of members, and to impose no restriction on the number of persons who may reside together as a family or household.
o Low Barrier Navigation Centers (Amador County, Amador City, Jackson, Plymouth, and Sutter Creek): Define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a by-right use in areas zoned for mixed use and in nonresidential zones permitting multi-family uses (if applicable).
o Transitional and Supportive Housing (Amador County, Amador City, Jackson, Plymouth, and Sutter Creek): Revise as necessary to ensure that transitional and supportive housing are allowed in residential and mixed-use zones in accordance with Government Code Section 65583(c)(3), and to allow eligible supportive housing in zones where multi-family and mixed uses are permitted in accordance with Government Code Sections 65650 through 65656. o Special Needs Housing (Amador County, Amador City, Plymouth, and Sutter Creek): Revise as necessary to ensure that special needs housing is accommodated in accordance with California Health and Safety (HSC) Code Section 1566.3, which establishes requirements for residential facilities that serve six or fewer persons including that residential care homes serving six or fewer persons will be treated in the same manner as a residence of the same type and not be subject to additional standards (such as parking). Additional jurisdiction-specific updates are as follows:

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● Plymouth: Allow group homes serving 6 or fewer persons consistent with the requirements of State law and to allow group homes serving more than 6 persons as a permitted use in the VR, VC, and SC districts. o Persons with Disabilities - Group homes 7 or more persons (Amador County, Amador City, Ione, Jackson, Plymouth, and Sutter Creek): Permit these uses in all zones allowing residential uses with objectivity and only subject to the requirements of other residential uses of the same type in the same zone.
o Employee Housing (Amador County, Amador City, Jackson, and Plymouth, and Sutter Creek): Ensure 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 single family dwelling in the same zone per requirements of Health and Safety Code Section 17021.5.
o Farmworker Housing (Amador County, Jackson, Sutter Creek): Ensure that agricultural employee housing is allowed in zones that permit agricultural uses consistent with the requirements of Health and Safety Code Sections 17021.6 and 17021.8.
o Farmworker Housing (Plymouth): Ensure that agricultural employee housing is allowed consistent with the requirements of Health and Safety code Section 17021.8.
o Emergency Shelters: (Amador County, Amador City, Jackson, and Sutter Creek): Revise as necessary to ensure that emergency shelters are accommodated in accordance with the federal Religious Land Use and Institutionalized Persons Act and Government Code Section 65583, which requires each jurisdiction to identify one or more zoning districts where emergency shelters are allowed without a discretionary permit, including ensuring that emergency shelters are allowed in zones where residential uses are also permitted consistent with the requirements of Government Code Section 65583(a)(4)(H) and are defined consistent with Government Code Sections 65582 and 65583(a)(4)(C). Require sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards will not require more parking for emergency shelters than other residential or commercial uses within the same zone.
o Emergency Shelters: (Jackson): Revise to allow 25 beds within each emergency shelter.
o Emergency Shelters (All jurisdictions): Update the definition of emergency shelter to be consistent with Government Code Section 65583(a)(4)(C) and ensure that emergency shelters are permitted ministerially when ancillary to permitted places of worship and churches.
o Emergency Shelters (Ione): Update the Zoning Code to allow emergency shelters in zones that allow residential use and that have vacant residential sites of at least 0.1 acre within ½-mile of services (school, transit, library, shopping and services), consistent with the requirements of Government Code Section AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Housing Plan | 27
65583(a)(4)(A) and (H), and remove emergency shelters as a permitted use in the M-1 and M-2 zones.
o Mobile Homes and Manufactured Homes (Amador County, Amador City, Plymouth, and Sutter Creek): Review and amend as necessary to remove restrictions on mobile homes and manufactured homes that conflict with the provisions of Government Code Section 65852.3, which require that manufactured and mobile homes on a permanent foundation be subject to the same requirements as a single family residence, with certain exceptions for architectural requirements, age of the home, and sites listed on the National Register of Historic Places. Additional jurisdiction-specific updates are as follows:
● Sutter Creek: Limit the restriction of manufactured homes within the “Historic District” designations or the HR Combining Zone to places, buildings, structures, or objects listed on the National Register of Historic Places, with manufactured homes subject to the same review requirements as other residential unit development in this district. o Application Streamlining (Amador County, Amador City, Plymouth, Sutter Creek, and Jackson): To facilitate residential development and to comply with State law, each jurisdiction will be updated to ensure that eligible multi-family projects with an affordable housing component are provided streamlined review and are subject only to objective design standards consistent with relevant provisions of SB 35 and SB 330, as provided for by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.” Each jurisdiction will review and modify the Design Review criteria to ensure application processing timelines comply with the requirements of applicable State laws, including Government Code Sections 65950-65957.5), streamline and simplify the process, including a limitation on the maximum number of hearings per project, and ensure objective standards and findings are applied to projects subject to Design Review.
o Objective Design & Development Standards (Amador County, Amador City, Jackson, Plymouth, and Sutter Creek). Each jurisdiction will adopt objective design and development standards for multifamily housing, including ministerial (by-right) residential and mixed-use development, and will ensure that the standards, including floor area ratio, unit size, height, setback, and parking requirements, accommodate the maximum densities permitted, and provide flexibility with the design of building types and units to accommodate irregular lots and steep slopes. These objective standards will replace any subjective standards, including site plan review findings, design review standards, and other standards required for single family and multifamily housing or will remove or include objective definitions and/or illustrations of any subjective terms, such as “compatibility”, “orderly”, “harmonious”, “character”, and “integrity”.

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o Density Bonus (Amador County, Amador City, Ione, Jackson, Plymouth, and Sutter Creek). Revise to reflect current requirements of the State’s density bonus law, including alternative parking ratios, which shall also be reflected in the jurisdiction’s parking standards section(s) of its code, including 1 space per studio (0 bedroom) and 1-bedroom units and 1.5 spaces per 2- and 3-bedroom units for projects that include affordable and special needs housing, and establish application requirements and decision-making criteria (Government Code Section 65915).
o Reasonable Accommodations (Amador County, Amador City, Jackson, Plymouth, and Sutter Creek). Provide for reasonable accommodation for persons with a disability consistent with the HCD Reasonable Accommodation Model Ordinance, including objective findings for the approval of a reasonable accommodation application.
o Accessibility (All jurisdictions): Require new development projects with 10 or more units to include accessibility options for buyers as part of each home plan.
o Density Range (All jurisdictions): Require new development on the sites identified for very low, low, and moderate income to occur at 75% of allowed densities or higher, with exceptions provided for site-specific development constraints, affordable housing, and special needs housing. o Conversion of Multifamily Rental to Ownership or Non-Residential Uses:

Establish provisions to ensure that the conversion of multifamily rental to ownership or non-residential uses addresses the potential for displacement of households, including adequate notice (6 or more months), identification of affordable housing opportunities in the region, assistance to lower income and special needs housing with locating replacement housing, moving assistance, and priority for any residents interested in new ownership opportunities at the location.
o Reduce Constraints to a Variety of Housing Types:

Amador County:
- Reduce the parking requirement for studio and one-bedroom multifamily units and for senior housing to 1.5 spaces per unit. - Amend setback language to provide for handicap access ramps where necessary.
- Define single-room occupancy units (SROs) and provide clear standards to accommodate SROs in at least the R-3 zoning district. - Establish minimum densities for the R-2 and R-3 zones and limit development of single family homes to replacement units, units on existing small lots less than 0.5 acre, and affordable housing in these districts.
- Provide for reduced parking requirements for senior housing and units 800 sq. ft. or smaller in size.

Amador City:
- Limit development of single family units in the R3 and R4 zones to existing lots of 6,000 s.f. or less, new lots of 4,000 s.f. or less, and affordable (moderate, low, and very low income) projects.

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- Allow SROs as a permitted use in the R-4, C-1, and C-2 zoning districts to accommodate and encourage a greater variety of housing types.
- Update Design Review process for ministerial review of single family homes and provide for Design Review Committee approval of projects with 4 or fewer units.
- Identify sample color palettes (such as historical color palettes from paint manufacturers) that are acceptable color palettes Ione:
- Establish parking requirements for mixed use developments and to allow for shared parking between residential and non-residential uses.

Jackson:
- Establish parking requirements for mixed use developments, allow for shared parking between residential and non-residential uses, remove parking requirement for secondary residential units, and allow a carport instead of a fully enclosed garage where required for duplexes and multifamily dwellings.
- Limit development of single family units in the RD, RM, and RH units to existing lots of 6,000 s.f. or less, new lots of 4,000 s.f. or less, and affordable (moderate, low, and very low income) projects. - Update Chapter 17.32 to allow additional alternatives to on-site home production, including dedication of land, payment of in-lieu fees, and a reduced requirement to the extent that a developer project demonstrates it is infeasible to meet the affordable housing requirement.
- Ensure that the Objective Design & Development Standards update the Architectural Regulations to provide objective standards and objectively define subjective terms.

Plymouth:
- Establish parking requirements for mixed use developments and either reduce the parking requirement for multifamily developments to require 1 space for studio units and 1.5 spaces for 1- and 2- bedroom units or revise Section 19.76.050.B. to allow parking reductions for multifamily development without requiring that parking be unobtrusively placed below ground or in an enclosed structure. - Limit development of single family units in the VR, VC, SC, and HC/C zones to existing lots of 6,000 s.f. or less, new lots of 4,000 s.f. or less, and affordable (moderate, low, and very low income) projects. - Allow detached single family units are allowed as a permitted use in the A, RR, and SR zones.
- Allow SROs as a permitted use in the VR and VC zones. - Revise the High-Density Residential Overlay District to remove the references to the 2014 Housing Element and to remove the 1 and

1.63-acre minimum parcel size requirements.
- Revise to address multi-family unit conversion from rentals to address changes in use (i.e., to for- purchase housing (condominiums), offices, etc.)
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Sutter Creek:
- 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, including provisions to encourage clustering of units on small lots to reduce the cost of lots, housing construction, improvements, site preparation, and infrastructure.

PROGRAM 18: CODE REVIEW (ALL JURISDICTIONS)
Each jurisdiction will continue to annually review its development and building codes for current compliance and adopt the necessary revisions, including revisions to address energy conservation, water conservation, and wastewater efficiencies consistent with Policy H-1.8, so as to further local development objectives.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:

All Jurisdictions
● Review and update local codes to address requirements of State law. Codes shall be reviewed every 3 years to implement any housing laws or any changes identified, including changes identified by HCD as part of its review of implementation of the Housing Element or review of ordinances where provided by the Government Code, to comply with existing housing laws. ● Review local code requirements annually to ensure that amendments are made where necessary to reduce impacts to life and property. ● Review updates to the California Building Standards Code on a triennial basis and adopt updates to code requirements accordingly.

Jackson
● Review implementation of the Affordable Housing Requirement every 5 years (by December 2027) to ensure it is not an impediment to housing production.

PROGRAM 19: WATER AND WASTEWATER INFRASTRUCTURE CAPACITY (ALL JURISDICTIONS) State legislation (SB 1087 and Government Code 65589.7(a) requires local water agencies and wastewater collection and treatment districts to grant priority to service connections for projects that help meet the community’s fair housing need.

In response to the challenges associated with meeting projected water demand, Amador Water Agency (AWA) has developed a broad strategy for meeting projected water needs through development of an updated Urban Water Management Plan (2020).

However, AWA’s system is in need of improvement to provide services to the cities and communities generally located along the SR 49 corridor in order to accommodate the full RHNA.

Sewer system improvements are also necessary to accommodate the full RHNA, particularly for Amador City and Ione.

Each jurisdiction within Amador County has a responsibility to regularly monitor the capacity of the water and sewer systems serving its community to ensure the regional housing needs allocation (RHNA) can be accommodated. To support this effort, each jurisdiction within Amador County shall work together to help AWA expand their capacity to support the Countywide RHNA and individual jurisdictions will ensure they plan for adequate improvements to their local systems.

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Where appropriate, each jurisdiction will continue to utilize development agreements as they formally document work to be accomplished, timing and/or sequencing, and require 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. Jurisdictions will continue to implement and update development impact fees to ensure adequate funds are collected to provide for infrastructure improvements necessary to extend services to accommodate new residential development.

Responsible
Department/Agency:

Planning Department of each jurisdiction and AWA
Funding Sources: General Fund
Program Objectives and
Timeframe:
● In 2023, the Housing Working Group shall meet with AWA to identify necessary steps and resources to address water and wastewater system improvements where needed to accommodate the RHNA.
● Housing Working Group to identify methods to encourage water conservation and reduce wastewater effluent by December 2025, including coordinating with the water and wastewater providers to promote conservation and reviewing opportunities to increase efficiencies in new construction and rehabilitation projects.
● Continue to work cooperatively with AWA, ARSA, and other agencies that own or operate water and sewer infrastructure on an ongoing basis and each jurisdiction shall review efforts annually and the Housing Working Group shall meet with water and wastewater providers at least annually.. ● Housing Working Group to support infrastructure providers in pursuing funding to complete necessary improvements or to assist developers and agencies to complete these capital improvement projects as necessary on an ongoing basis to increase the availability of housing for low and very low income households, with efforts to identify potential applications and submittal of applications at least annually.
● Housing Working Group to iInvestigate establishment of assessment districts with a capital facilities fee on an ongoing basis to assist in funding infrastructure improvements by December 303+.
● Submit a funding application to the USDA’s Small Communities Rural Utilities Service Grants & Loans Program annually.
● Each jurisdiction shall adopt any necessary fee programs and shall seek funding resources to support improvement and expansion of water and wastewater systems to accommodate the RHNA by December 2025.
● The City of Ione shall develop a program to complete wastewater system improvements to expand its treatment capacity by 2024/2025 in order to accommodate its RHNA.
● Coordinate with AWA and the cities to update Figures III-1 and III-2 X every 3 years (December 2026, December 2029) to identify parcels that are proximate to existing water and sewer service and planned water and sewer service as well as parcels where the cost to extend services would be considerable to assist developers in targeting locations for housing proposals. ● Where applicable, use development agreements or other mechanisms to ensure fair-share funding of off-site infrastructure and facility improvements on an ongoing basis and review projects at least annually to ensure implementation. ● Following adoption of the Housing Element, each jurisdiction shall provide the adopted Housing Element within 30 days to its water and sewer providers and AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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shall include a cover letter identifying the requirements of Government Code Section 65589.7(a) requiring priority service for developments that provide housing for lower income households.

PROGRAM 20: PARTNERSHIPS WITH AFFORDABLE HOUSING DEVELOPERS (ALL JURISDICTIONS) In today’s housing market, focused outreach to property owners, developers, and non-profits along with identification of incentives and funding resources are necessary to attract and build affordable and special needs housing.

Responsible
Department/Agency:

Planning Department
Funding Sources: General Fund
Program Objectives and
Timeframe:

Each jurisdiction shall:
● Facilitate land divisions, lot line adjustments, and specific plans resulting in parcel sizes that facilitate multi-family developments affordable to lower income households.
● Work with property owners and non-profit developers to target and market the availability of sites with the best potential for development, including annual outreach to property owners and non-profit developers identifying very low and low income sites included in the inventory of residential land. ● Host an annual meeting with affordable housing developers and non-profits to identify housing opportunities and to identify City programs and incentives that support affordable housing development through provision of land writedowns, regulatory incentives, and/or direct assistance. ● Annually meet with County representatives to discuss farmworker housing needs and to identify opportunities and potential applications for funding.

PROGRAM 21: CHILD CARE PROGRAM (ALL JURISDICTIONS)
Stable, affordable housing and high-quality, affordable childcare are essential to families’ economic stability, parents’ ability to work, and children’s healthy development.

Responsible
Department/Agency:

Planning Department
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Continue to promote the provision of childcare in conjunction with residential development, including affordable housing projects, on an ongoing basis.

PROGRAM 22: APPLICATION PROCESSING PROCEDURES (ALL JURISDICTIONS) Each jurisdiction shall review its application processing procedures at least every three years to determine their effectiveness and recommend necessary amendments to the Planning Commission.

Responsible
Department/Agency:

Planning Department
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Review application processing procedures in 2025 and 2028 and make any necessary amendments to reduce constraints to housing approvals and ensure AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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development proposals are processed in accordance with State law, including the time periods identified by the Permit Streamlining Act.

PROGRAM 23: ONGOING COMMUNITY EDUCATION AND OUTREACH (ALL JURISDICTIONS) Maintain each jurisdiction’s website and continue to provide brochures at convenient locations throughout the County, including locations within each city, which publicize opportunities, agencies, and programs that are available to local households and which can help to meet the Countywide housing goals.

Responsible
Department/Agency:

Planning Department
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Provide information on ADUs, JADUs, SB 9 units, and streamlined permitting opportunities for eligible housing development projects at the public counter of each jurisdiction, at local libraries, and on each jurisdiction’s website by June 2023 and update information bi-annually.
● Amador County to 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, Amador County Department of Health & Human Services, and similar organizations) and review page annually to update contact information as necessary.
● Provide information regarding housing rehabilitation, energy efficiency programs, weatherization, emergency repair assistance, and free energy audits (when available) at the public counter of each jurisdiction, at local libraries, and on each jurisdiction’s website by June 2023 and update information biannually. ● In coordination with ATCAA, encourage low income homeowners or renters to apply for free energy audits and home weatherization through ATCAA by June 2023.
o Provide handouts at the public counter and website of each jurisdiction.
o Promote these programs through the senior centers 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 at each jurisdiction’s public counter and website, 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 by June 2023.
● Provide information on the availability of the Housing Choice Voucher Program at each jurisdiction’s public counter and website by June 2023.

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PROGRAM 24: GOVERNMENTAL TRANSPARENCY (ALL JURISDICTIONS) Government Code Section 65940 ensures the public has access to a jurisdiction’s planning and financial documents. Planning applications, General Plans, Municipal Code including zoning, zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies.

Responsible
Department/Agency:

Planning Department
Funding Sources: General Fund
Program Objectives and
Timeframe:

All jurisdictions to provide fiscal documents to ensure transparency pursuant to Government Code Section 65940 no later than December 2024:
● Amador County to provide current fee schedules for all departments, current and five previous annual financial reports, and archive of impact fee nexus studies, cost of service studies, or equivalent, conducted on or after January 1, 2018 on the County’s website.
● Amador City to update its website to provide all documents described at Government Code Section 65940, except the General Plan and Zoning Code which are both available on the website.
● Ione to update its website to include the five previous annual fee reports and the archive of impact fee nexus studies, cost of service studies, or equivalent, conducted on or after January 1, 2018.
● Jackson to update its website to include the five previous annual fee reports and the archive of impact fee nexus studies, cost of service studies, or equivalent, conducted on or after January 1, 2018.
● Plymouth to update its website to provide its building permit fee schedule and its five previous annual fee reports, and the archive of impact fee nexus studies, cost of service studies, or equivalent conducted on or after January 1, 2018.
● Sutter Creek to update its website to provide its building permit fee schedule and its five previous annual fee reports, and archive of impact fee nexus studies, cost of service studies, or equivalent conducted on or after January 1, 2018.

PROGRAM 25: ENERGY CONSERVATION INITIATIVES (ALL JURISDICTIONS) Information regarding each jurisdiction’s energy-efficiency standards and available programs to assist homeowners and property owners with energy-efficient improvements and with reducing energy-related costs, including those identified in the Housing Element Background Report, will be made available on the municipality’s website and at the Planning Department counter. In addition to promoting the programs Countywide, each city will target special advertisements and education to each city’s lowerincome census tracts to explain available programs and potential long-term utility cost savings.

Responsible
Department/Agency:

Planning Department of each jurisdiction
Funding Sources: General Fund
Program Objectives and
Timeframe:
● Continue to enforce the State of California’s Title 24 energy requirements on an ongoing basis.

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● Continue to explore ways to promote energy conservation and sustainability, with a focus on reducing energy usage and energy-related costs in new and existing residential development throughout each jurisdiction, with the Housing Working Group meeting at least annually to address this issue and summarize best practices.
● Each jurisdiction to advertise available programs, with an emphasis on outreach to lower income households, to address energy-efficient improvements to single and multi-family units on an ongoing basis and assist households with reducing energy-related costs on each jurisdiction's website and at the Planning Counters; information shall be provided by August 2024 and reviewed and updated at least bi-annually (by August 2026, 2028).
● Each jurisdiction to provide outreach and education to developers, architects, and residents on an ongoing basisat least annually to provide information on how to incorporate sustainability in project design, as well as in existing structures.
● Participate in the Amador County Energy Savings Working Group and support implementation of the County’s Energy Action Plan, including PG&E programs and ATCAA programs with Housing Working Group members attending an Energy Savings Working Group meeting at least biannually (2024, 2026, 2028). ● Continue to collaborate with PG&E to install energy-efficient lighting through sharing information on each jurisdiction’s website by August 2024 and reviewing and updating information as necessary at least biannually (August 2026, 2028).. ● On an ongoing basis, cContinue to provide residents with the local PG&E representative’s contact information when an inquiry is made regarding energy efficiency and review contact information at least annually (December of each year).

C. QUANTIFIED OBJECTIVES
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or conserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives.

The Countywide objectives are described under each program, and represent each jurisdiction’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the County’s housing goals.

The new construction objectives shown in Table 2 are based on the County’s RHNA for the 2021-2029 planning period for lower income, moderate income, and above moderate income housing, historic trends, and expectations for new ADUs. Rehabilitation and conservation objectives are based on specific program targets, including such programs as use of the Preservation of Assisted Rental Housing Program and Housing Choice Voucher Program.

Table 2 below summarizes the quantified objectives for each jurisdiction during the 2021-2029 planning period. The objectives reflect the potential for each jurisdiction to procure funding for housing rehabilitation programs and to partner with affordable and special housing needs developers to procure funding for very low, low, and moderate income new construction projects.

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Table 2. 2021–2029 Quantified Objectives
Objectives
Extremely
Low: <30%
AMI
Very Low:
30-50% AMI
Low: 50-
80% AMI
Moderate:
80-120%
AMI
Above
Moderate:
120% + AMI
TOTAL
Amador County
New Construction 25 25 50 60 134 294
Rehabilitation and Maintenance 15 15 10 20 100 180
Conservation/Preservation1 809 1,072 1,671
Amador City
New Construction 1 1 2 1 1 6
Rehabilitation and Maintenance 2 2 2 2 10 18
Conservation/Preservation1 8 8 29
Ione
New Construction 15 15 20 25 42 117
Rehabilitation and Maintenance 6 6 4 10 50 70
Conservation/Preservation
220 165 355
Includes 43 assisted units as identified in
Table II-37 of the Background Report
Jackson
New Construction 14 13 23 24 64 138
Rehabilitation and Maintenance 6 6 4 10 50 70
Conservation/Preservation
345 370 285
Includes 258 assisted units as identified in
Table II-37 of the Background Report
Plymouth
New Construction 10 10 20 5 13 58
Rehabilitation and Maintenance 3 3 2 5 25 34
Conservation/Preservation1 8 65 70
Sutter Creek
New Construction 8 7 12 13 34 74
Rehabilitation and Maintenance 3 3 2 5 50 59
Conservation/Preservation
230 200 230
Includes 34 assisted units as identified in
Table II-37 of the Background Report
AMI – Area Median Income
New Construction Objectives: Reflects 2021-2029 RHNA.

Rehabilitation Objectives: Reflects loans/grants anticipated through State programs for extremely low, very low, and low income households.

Conservation Objectives: Reflects conservation of existing affordable housing. 1 There are no assisted units in the jurisdiction; the objective is based on the extremely low, very low, and low income households identified in the 2015-2019 HUDUser Comprehensive Housing Affordability Strategy data 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 2. Background Report

Adoption Draft
August 2023
Prepared By:

De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https://denovoplanning.com/
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 1
Part 2. Background Report
Background Report Table of Contents
I. INTRODUCTION .................................................................................................................................................. 3 II. HOUSING NEEDS ASSESSMENT ........................................................................................................................ 6 A. Introduction ............................................................................................................................................. 6 B. Data and Methodology ............................................................................................................................ 6 C. Demographic Profile ................................................................................................................................ 6 D. Household Profile .................................................................................................................................. 12 E. Housing Stock Characteristics .............................................................................................................. 41 F. Housing Costs and Affordability ............................................................................................................ 54 G. Projected Housing Needs...................................................................................................................... 66 III. HOUSING CONSTRAINTS ................................................................................................................................. 68 A. Non-Governmental Constraints ............................................................................................................. 68 B. Infrastructure Requirements and Constraints ....................................................................................... 75 C. Environmental Constraints .................................................................................................................... 91 IV. HOUSING RESOURCES ................................................................................................................................... 107 A. Inventory of Housing Sites .................................................................................................................. 107 B. Housing Assistance and Community Service Providers ..................................................................... 107 C. Incentives and Financial Resources .................................................................................................... 110 V. AFFIRMATIVELY FURTHERING FAIR HOUSING .............................................................................................. 114 A. Outreach .............................................................................................................................................. 114 B. Assessment of Fair Housing Issues .................................................................................................... 118 C. Discussion of Disproportionate Housing Needs ................................................................................. 172 D. Sites Inventory Analysis ...................................................................................................................... 177 E. Assessment of Contributing Factors to Fair Housing Issues .............................................................. 187 VII. EVALUATION OF THE 2014–2019 HOUSING ELEMENTS ............................................................................... 190 AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 2
A. Introduction ......................................................................................................................................... 190 B. Summary of Achievements ................................................................................................................. 190 C. Appropriateness And Effectiveness of the 2014 – 2019 Housing Element ........................................ 192 VII. OTHER REQUIREMENTS ................................................................................................................................. 239 A. Energy Conservation Opportunities .................................................................................................... 239 B. Consistency with Other General Plan Elements .................................................................................. 241 C. Priority Water and Sewer Service ........................................................................................................ 241 AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 3
I. INTRODUCTION
A. HOUSING ELEMENT CONTENTS
The Countywide 6th Cycle Housing Element consists of four parts:

Part 1. Housing Plan (policy document)
The 6th Cycle Housing Plan establishes housing goals for the jurisdictions, as well as housing objectives, policies, and programs for the 6th Cycle, providing an implementable plan of action to address housing needs and constraints.

Part 2. Background Report
The Background Report provides information regarding the population, household, and housing characteristics, quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies resources available, including land and financial resources, for the production, rehabilitation, and preservation of housing. The Housing Element Background Report provides documentation and analysis in support of the goals, polices programs, and quantified objectives in this Housing Element policy document.

Part 3. Annexes to the Background Report
The Annexes to the Background Report include jurisdiction-specific information regarding constraints to housing and the inventory of residential sites. There are six annexes:
- Amador County Annex
- Amador City Annex
- Ione Annex
- Jackson Annex
- Plymouth Annex
- Sutter Creek Annex
Part 4. Appendices to the Background Report
There are three appendices:

A - Responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey B – Responses to the Housing Needs and Priorities Survey C – Summary of Comments on the Draft Housing Element and Responses to Comments B. BACKGROUND REPORT CONTENTS
The Background Report includes the following sections:

I. Introduction
The Introduction provides a brief summary of the purpose and contents of the 6th Cycle Housing Element Background Report and identifies acronyms used in the document.

II. Housing Needs Assessment
This Chapter includes an analysis of population and employment trends, quantified housing needs for all income levels, including each jurisdiction’s share of the Regional Housing Needs Allocation (RHNA), household characteristics, housing characteristics, housing stock condition, special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 4
need of emergency shelter, and the risk of assisted housing developments converting from lower income to market-rate units for Amador County and the cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek.

III. Housing Constraints and Resources
This Chapter includes an analysis of potential and actual governmental constraints, including codes, plans, policies, and programs adopted by the County and each City, upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and locally adopted ordinances that directly impact the cost and supply of residential development. This Chapter also provides an analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, proposed and approved densities versus minimum densities, building permit timing. A discussion of resources available for housing development, including funding sources for affordable housing, rehabilitation, and refinancing is provided.

IV. Inventory of Residential Sites
This Chapter provides an inventory of land suitable for residential development in each jurisdiction, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and utility services to these sites.

V. Affirmatively Furthering Fair Housing
This Chapter includes an assessment of fair housing at the regional level and addresses needs for each jurisdiction, including a summary of fair housing issues, an assessment of the fair housing enforcement and fair housing outreach capacity, an analysis of available data and knowledge to identify integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk, an assessment of the contributing factors for identified fair housing issues, identification and analysis of the fair housing priorities and goals, and identification of strategies and opportunities to implement fair housing priorities and goals.

VI. Evaluation of the 2014-2019 Housing Element
This Chapter evaluates the implementation of the 2014-2019 Housing Element for each jurisdiction, including the effectiveness in achieving each jurisdiction’s housing goals and objectives and its effectiveness in addressing the housing needs.

VII. Other Requirements
This Chapter addresses opportunities for energy conservation and the 6th Cycle Housing Element’s consistency with each jurisdiction’s General Plan.

B. ACRONYMS AND TERMS
ACS – U.S. Census American Community Survey
ADU – Accessory Dwelling Unit
AFFH – Affirmatively Furthering Fair Housing
AMI – Area Median Income (Amador County Median Income)
APR – Annual Progress Report
ARSA – Amador Regional Sewer Authority
AWA – Amador Water Agency
CDBG – Community Development Block Grant
CSCoC – Central Sierra Continuum of Care
DOF – Department of Finance
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EDD – Employment Development Department
Element – Housing Element
ELI – Extremely Low Income
FMR – Fair Market Rent
GPD – gallons per day
HCD – California Department of Housing and Community Development HCV – Housing Choice Voucher (formerly Section 8)
JADU – Junior Accessory Dwelling Unit
MGD – million gallons per day
PIT – Point in Time
RHNA – Regional Housing Need Allocation
SB9 – Senate Bill 9
SRO – single room occupancy unit
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II. HOUSING NEEDS ASSESSMENT
A. INTRODUCTION
This section of the Housing Element discusses the characteristics of the County’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment is comprised of the following components: A) Demographic Profile; B) Household Profile; C) Housing Stock Characteristics; and D) Regional Housing Needs.

B. DATA AND METHODOLOGY
To understand the context of local housing in the County of Amador (Amador County or County), a review and analysis of the County’s population characteristics and housing stock was performed. The primary data sources for the 2021-2029 Housing Element Update include the U.S. Census Bureau (2010 Census and 2015-2019 American Community Survey (ACS)), California Department of Finance (DOF), California Employment Development Department (EDD), HCD income limits, and other sources as noted in the document. Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document. It is noted that population data generally includes persons living in group quarters, which are places where people live or stay in a group living arrangement that is owned or managed by an organization providing housing and/or services for the residents (e.g., assisted living facilities, prisons, and other group living arrangements). Household and housing unit data does not include persons living in group quarters, as such persons are not counted by the Census as being in a household or housing unit.

C. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a jurisdiction. This section addresses population, age, and race and ethnicity of Amador County residents.

1. POPULATION GROWTH AND TRENDS
Between 2010 and 2021, the countywide population of Amador County declined from 38,091 to 37,377 people (see Table II1), an annual decline rate of approximately 0.2%. When reviewing population data, it is important to distinguish between the population changes that affect the entire County and the unincorporated portion of the County, which can be affected by annexations and other boundary changes. The unincorporated area of the County currently makes up about 57.6% of the entire County’s total population.

Table II-1 shows population growth for Amador County, each city, and the unincorporated area from 2000 through 2021, including the population countywide and the incorporated and unincorporated portion of the County. According to data prepared by the California DOF, the population of Amador County in 2021 was 37,377 persons countywide, a decrease of approximately 1.9% or 714 people since 2010. Of the 37,377 persons living in the County in 2021, 21,520 persons resided in the unincorporated portion of the County, a decrease of approximately 1.4% (311 people) since 2010. Therefore, the unincorporated portion of the County experienced slightly less population decline during the recent decade (2010 to 2021).

Among all jurisdictions, Ione saw the greatest growth in population between 2015 and 2021, increasing by 16.5% or 1,092 people, resulting an annual growth rate of 2.7%. Conversely, Amador City saw the greatest decline in population between 2015 and 2021, decreasing by 7.3% or 12 people, resulting in an annual decline rate of 1.2%.

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Table II-1. Population1 Statistics and Projections – Amador County (2000–2021) 2000 2010 2015 2021
Amador County 35,100 38,091 36,111 37,377
Percent Change - +8.5% -5.2% +3.5%
Annual Percent Change - +0.9% -1.0% +0.6%
2000-2021 Percent Change +6.5%
Amador City 201 185 165 153
Percent Change - -8.0% -10.8% -7.3%
Annual Percent Change - -0.8% -2.2% -1.2%
2000-2021 Percent Change -23.9%
Ione 7,2141 7,9181 6,6201 7,7121
Percent Change - +9.8% -16.4% +16.5%
Annual Percent Change - +1.0% -3.3% +2.7%
2000-2021 Percent Change +6.9%
Jackson 4,467 4,651 4,548 4,621
Percent Change - +4.1% -2.2% +1.6%
Annual Percent Change - +0.4% -0.4% +0.3%
2000-2021 Percent Change +3.4%
Plymouth 957 1,005 936 950
Percent Change - +5.0% -6.9% +1.5%
Annual Percent Change - +0.5% -1.4% +0.2%
2000-2021 Percent Change -0.7%
Sutter Creek 2,342 2,501 2,406 2,421
Percent Change - +6.8% -3.8% +0.6%
Annual Percent Change - +0.7% -0.8% +0.1%
2000-2021 Percent Change +3.4%
Unincorporated Area 19,919 21,831 21,436 21,520
Percent Change - +9.6% -1.8% +0.4%
Annual Percent Change - +1.0% -0.4% +0.1%
2000-2021 Percent Change +8.0%
1The population includes group quarters, which are places where people live or stay in a group living arrangement that is owned or managed by an organization providing housing and/or services for the residents. In Ione, this population includes Mule Creek Prison which had an average population of approximately 3,850 inmates in 2021 (Mule Creek State Prison Statistical Report (SB601) for 2021.

Sources: U.S. Census Bureau, 2000 Census, State of California, Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2010-2021, California, May 2021.

Table II-1 compares the growth rate of cities within Amador Country and the unincorporated portion of the Amador from 2010 to 2021. As shown in Table II-1, the unincorporated portion of Amador County had the greatest numeric change in population (311 persons), followed by the City of Ione (206 persons) and the City of Sutter Creek (80 persons).

2. AGE CHARACTERISTICS
Table II-2 compares changes in age distributions between the years 2010 and 2019 for Amador County, including countywide and the incorporated and unincorporated areas. The U.S. Census Bureau data shows that Amador County has a diverse population, with a significant amount of residents (almost 50%) above the age of 45. From 2010 through 2019, there were mostly increases in the percentage share of the total population for age categories under 5 years of age and 65 years of age AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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or older. The data also shows a decrease for age category 5 to 19 years of age, 20 to 44 years of age, 45 to 64 years of age, and 65 years of age or older. For the unincorporated areas, the number of persons under 5 years of age increased by 328 or about 50.2% since 2010, persons between 20 to 44 years of age increased by 610 or 14.7%, and persons 65 years or older increased by 1,634 or 33.0% since 2010. Additionally, the number of persons 5 to 19 years of age decreased by 760 or 20.5% and the number of persons 45 to 64 years of age decreased by 1,606 or 18.8% since 2010.

The median age of Amador County residents increased from 47.2 in 2010 to 50.5 in 2019, which is approximately 14 years higher than the State’s median age of 36.5. Among all jurisdictions in Amador County, Amador City saw the greatest decrease in median age from 47.8 to 39.1, Plymouth saw the second greatest population decrease from 40.4 to 33.8. Sutter Creek experienced the greatest increase in median age from 42.9 to 50.8, Ione experienced the second-greatest increase in median age from 41.1 to 46.9, and Jackson experienced the third-greatest increase of median age from 42.7 to 46.5. This trend points to projecting a larger aging population in Sutter Creek, Ione, and Jackson and the need to plan for services, such as health and medical services for this older community.

Table II-2. Age Distribution – County, Cities, Unincorporated Area (2010, 2019) 2010
Age Group Amador County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # %
Under 5 Years 1,305 3.4% 7 5.5% 327 4.2% 208 4.5% 56 6.2% 54 1.9% 653 3.0% 5 to 19 Years 6,270 16.4% 19 14.8% 1,036 13.2% 761 16.5% 203 22.5% 547 19.3% 3,704 16.8% 20 to 44 Years 10,029 26.2% 31 24.2% 3,275 41.7% 1,446 31.3% 230 25.5% 898 31.8% 4,149 18.9% 45 to 64 Years 13,334 34.8% 57 44.5% 2,590 33.0% 1,205 26.1% 248 27.5% 687 24.3% 8,547 38.9% 65 + Years 7,389 19.3% 14 10.9% 617 7.9% 1,005 21.7% 166 18.4% 641 22.7% 4,946 22.5% Median Age 47.2 - 47.8 - 41.1 - 42.7 - 40.4 - 42.9 - - - 2019
Age Group Amador County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # %
Under 5 Years 1,527 4.0% 7 4.2% 148 1.9% 216 4.5% 42 4.3% 133 5.2% 981 4.4% 5 to 19 Years 5,132 13.4% 40 24.0% 798 10.3% 688 14.5% 229 23.4% 433 16.8% 2,944 13.3% 20 to 44 Years 9,886 25.7% 62 37.1% 2,627 33.9% 1,422 29.9% 391 39.9% 625 24.3% 4,759 21.4% 45 to 64 Years 11,638 30.3% 36 21.6% 2,817 36.3% 1,028 21.6% 213 21.7% 603 23.4% 6,941 31.3% 65 + Years 10,246 26.7% 22 13.2% 1,363 17.6% 1,397 29.4% 105 10.7% 779 30.3% 6,580 29.6% Median Age 50.5 - 39.1 - 46.9 - 46.5 - 33.8 - 50.8 - - - Source: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019

3. RACE AND ETHNICITY
Table II-3 shows that countywide, the County’s residents are predominantly White (86.7%) or Hispanic (13.9%). Between 2010 and 2019, the number of White residents decreased by about 314 people or 0.9%, while the number of American Indian or Alaskan Native residents decreased by about 271 people or 47.2%, and Native Hawaiian and Pacific Islander decreased by about 62 or 52.1%. During this time period, the Black or African American population increased from 1.9% to 2.4%, the Asian population increased from 1.1% to 1.3%, the Other Race population increased from 3.7% to 3.9%, and the Two or More Races population increased from 3.8% to 4.8%, and Hispanic or Latino population increased from 11.9% to 13.9%.

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Table II-3. Population Distribution by Race & Origin – Amador County (2010, 2019) 2010
Age Group
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
White 33,641 87.8% 128 100.0% 5,798 73.9% 4,256 92.0% 850 94.1% 2,597 91.9% 20,012 91.0% Black or African
American 714 1.9% 0 0.0% 652 8.3% 0 0.0% 0 0.0% 0 0.0% 62 0.3% American Indian
or Alaskan Native 574 1.5% 0 0.0% 150 1.9% 63 1.4% 17 1.9% 23 0.8% 321 1.5% Asian 428 1.1% 0 0.0% 100 1.3% 43 0.9% 9 1.0% 93 3.3% 183 0.8% Native Hawaiian
and Pacific
Islander
119 0.3% 0 0.0% 24 0.3% 95 2.1% 0 0.0% 0 0.0% 0 0.0%
Other Race 1,410 3.7% 0 0.0% 896 11.4% 119 2.6% 23 2.5% 0 0.0% 372 1.7% Two or More
Races 1,441 3.8% 0 0.0% 225 2.9% 49 1.1% 4 0.4% 114 4.0% 1,049 4.8% Hispanic or Latino 4,566 11.9% 0 0.0% 1,957 24.9% 820 17.7% 54 6.0% 102 3.6% 1,633 7.4% 2019
Age Group
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
White 33,327 86.7% 137 82.0% 5,877 75.8% 4,194 88.3% 796 81.2% 2,463 95.7% 19,860 89.4% Black or African
American 904 2.4% 0 0.0% 815 10.5% 14 0.3% 5 0.5% 3 0.1% 67 0.3% American Indian
or Alaskan Native 303 0.8% 0 0.0% 77 1.0% 0 0.0% 6 0.6% 5 0.2% 215 1.0% Asian 508 1.3% 0 0.0% 88 1.1% 167 3.5% 9 0.9% 10 0.4% 234 1.1% Native Hawaiian
and Pacific
Islander
57 0.1% 0 0.0% 10 0.1% 32 0.7% 0 0.0% 0 0.0% 15 0.1%
Other Race 1,500 3.9% 15 9.0% 637 8.2% 161 3.4% 55 5.6% 28 1.1% 604 2.7% Two or More
Races 1,830 4.8% 15 9.0% 249 3.2% 183 3.9% 109 11.1% 64 2.5% 1,210 5.4% Hispanic or Latino 5,340 13.9% 35 21.0% 1,800 23.2% 502 10.6% 389 39.7% 241 9.4% 2,373 10.7% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019

4. EMPLOYMENT
One of the factors that can affect the demand for housing, and particular housing types, is expansion of the employment base and the types of local jobs that are available. According to the ACS, the estimated civilian labor force in Amador County totaled 13,665 people in 2019, decreasing by 653 workers since 2010. The civilian labor force includes those civilians 16 years or older living in Amador County who are either working or looking for work. Table II-4 summarizes the employment by industry for residents in 2010 and 2019. The largest industry in Amador County in 2019 was Educational Services, and Health Care and Social Assistance at 19.2%, followed by Arts, Entertainment, and Recreation, and Accommodation and Food Services at

13.4%, and Retail Trade at 11.6%. Educational Services, and Health Care and Social Assistance was the largest industry in Ione (19.8%), Jackson (24.0%), Sutter Creek (19.7%) and the unincorporated area (18.3%). Additionally, Public Administration was the largest industry in Amador City and Construction was the largest industry in Plymouth (17.6%).

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Table II-4. Amador County Employment by Industry (2010, 2019) 2010
Age Group
Amador
County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # %
Agriculture, Forestry,
Fishing/Hunting, and
Mining
422 2.9% 0 0.0% 14 0.9% 48 2.3% 10 2.8% 4 0.3% 346 3.9% Construction 1,157 8.1% 2 4.3% 320 19.7% 79 3.8% 32 8.9% 153 12.3% 571 6.4% Manufacturing 675 4.7% 0 0.0% 10 0.6% 164 7.8% 7 1.9% 25 2.0% 469 5.2% Wholesale Trade 208 1.5% 0 0.0% 0 0.0% 19 0.9% 19 5.3% 15 1.2% 155 1.7% Retail Trade 1,824 12.7% 9 19.1% 147 9.0% 274 13.0% 52 14.5% 183 14.7% 1,159 13.0% Transportation/Warehousing, and Utilities 951 6.6% 4 8.5% 92 5.7% 90 4.3% 3 0.8% 44 3.5% 718 8.0% Information 214 1.5% 0 0.0% 6 0.4% 41 1.9% 0 0.0% 39 3.1% 128 1.4% Finance, Insurance, Real
Estate, Rental/ Leasing 442 3.1% 9 19.1% 41 2.5% 72 3.4% 17 4.7% 53 4.3% 250 2.8% Professional, Scientific,
Management, and
Administrative/Waste
Management Services
1,329 9.3% 0 0.0% 91 5.6% 150 7.1% 16 4.5% 119 9.6% 953 10.7% Educational Services,
Health Care, Social
Assistance
2,518 17.6% 18 38.3% 266 16.3% 247 11.7% 78 21.7% 281 22.6% 1,628 18.2% Arts, Entertainment,
Recreation,
Accommodation, and Food
Services
2,264 15.8% 0 0.0% 240 14.7% 528 25.1% 77 21.4% 169 13.6% 1,250 14.0% Other Services, except
Public Administration 580 4.1% 0 0.0% 52 3.2% 164 7.8% 25 7.0% 53 4.3% 286 3.2% Public Administration 1,734 12.1% 5 10.6% 349 21.4% 229 10.9% 23 6.4% 104 8.4% 1,024 11.5% Total Civilian Employed
Population 16 Years and
Over
14,318 100.0% 47 100.0% 1,628 100.0% 2,105 100.0% 359 100.0% 1,242 100.0% 8,937 100.0% 2019
Age Group
Amador
County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # %
Agriculture, Forestry,
Fishing/Hunting, and
Mining
702 5.1% 0 0.0% 146 6.6% 79 4.3% 75 14.8% 71 6.8% 331 4.1% Construction 1,069 7.8% 7 10.9% 141 6.3% 158 8.6% 89 17.6% 35 3.3% 639 8.0% Manufacturing 587 4.3% 0 0.0% 55 2.5% 43 2.3% 64 12.6% 81 7.7% 344 4.3% Wholesale Trade 155 1.1% 0 0.0% 78 3.5% 0 0.0% 1 0.2% 0 0.0% 76 1.0% Retail Trade 1,588 11.6% 0 0.0% 197 8.9% 142 7.7% 56 11.1% 155 14.8% 1,038 13.0% Transportation/Warehousing, and Utilities 794 5.8% 0 0.0% 129 5.8% 69 3.7% 22 4.3% 0 0.0% 574 7.2% Information 276 2.0% 1 1.6% 14 0.6% 56 3.0% 0 0.0% 16 1.5% 189 2.4% AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Finance, Insurance, Real
Estate, Rental/ Leasing 604 4.4% 5 7.8% 51 2.3% 123 6.7% 4 0.8% 62 5.9% 359 4.5% Professional, Scientific,
Management, and
Administrative/Waste
Management Services
1,228 9.0% 9 14.1% 121 5.4% 243 13.2% 21 4.2% 110 10.5% 724 9.1% Educational Services,
Health Care, Social
Assistance
2,619 19.2% 13 20.3% 440 19.8% 442 24.0% 56 11.1% 206 19.7% 1,462 18.3% Arts, Entertainment,
Recreation,
Accommodation, and Food
Services
1,837 13.4% 8 12.5% 374 16.8% 219 11.9% 62 12.3% 146 14.0% 1,028 12.9% Other Services, except
Public Administration 723 5.3% 5 7.8% 100 4.5% 71 3.9% 16 3.2% 69 6.6% 462 5.8% Public Administration 1,483 10.9% 16 25.0% 375 16.9% 197 10.7% 40 7.9% 95 9.1% 760 9.5% Total Civilian Employed
Population 16 Years and
Over
13,665 100.0% 64 100.0% 2,221 100.0% 1,842 100.0% 506 100.0% 1,046 100.0% 7,986 100.0% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 Amador County is located within the Eastern Sierra-Mother Lode Region, which includes the Counties of Alpine, Amador, Calaveras, Inyo, Mariposa, Mono and Tuolumne). EDD projections indicate that the total employment within the Eastern SierraMother 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). EDD also predicts that Mining and Logging activities and Information activities will decrease by 11.9% and 8.3%, respectively, within this time period (State of California EDD, 2018–2028 Industry Employment Projections). Table II-5 shows examples of typical jobs and mean wages in Amador County.

Table II-5. Occupation and Wage Examples – Amador County (2020) Standard for 1 Adult in Amador County Hourly Wages Estimated Annual Wages Living Wage $16.26 $32,520
Poverty Wage $6.13 $12,260
Minimum Wage $12.00 $24,000
Occupation Title Mean Hourly Wage
Goods-Producing $23.70 $47,400
Natural Resources and Mining $22.90 $45,800
Construction $26.65 $53,300
Manufacturing $22.23 $44,450
Service-Providing $20.68 $41,350
Trade, Transportation, and Utilities $18.48 $36,950
Information $31.70 $63,400
Financial Activities $27.98 $55,950
Professional and Business Services $25.10 $50,200
Education and Health Services $26.95 $53,900
Leisure and Hospitality $10.10 $20,200
Other Services $19.23 $38,450
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Federal Government $26.50 $53,000
State Government $33.98 $67,950
Local Government $25.10 $50,200
Annual wages assumed wages paid for 2,000 hours per year (50 weeks times 40 hours per week).

State of California EDD, Quarterly Census of Employment and Wages (QCEW) Major Industry Level, 2020.

D. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. This section details the various household characteristics affecting housing needs in Amador County.

1. HOUSEHOLD CHARACTERISTICS
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone. Household data does not include persons living in group quarters, such as an assisted living facility or prison.

A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. The occupants may be a single family, 1 person living alone, 2 or more families living together, or any other group of related or unrelated persons who share living arrangements.

The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the County. People living in assisted living facilities or other group living situations are not considered “households” for the purpose of the U.S. Census count.

Table II-6 below identifies households by tenure (whether a household rents or owns their home) and ages of householders in Amador County in 2019 based on ACS data from 2015–2019. Countywide, 76.5% of households own their home and

23.5% rent. The incorporated area’s renter rate is lower than the countywide renter rate, and conversely the homeowner rate in unincorporated area is higher than the countywide rate, with 84.9% homeowner household and 15.1% renter households.

The homeowner rate in Amador City (37.8%) and Plymouth (47.5%) is significantly lower than countywide rate.

Countywide, homeowner households are generally headed by older residents, with 84.5% of households headed by a resident 55 years of age or older. Households who rent their homes are generally younger; only about 42.1% of renter households are headed by a person over the age of 55. However, in Plymouth, only 50.5% of homeowner households are headed by a resident 55 years of age or older.

Table II-6. Households by Tenure and Age of Householder (2019) 2019
Age Group
Amador
County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # %
Total: 14,594 100.0% 74 100.0% 1,935 100.0% 2,110 100.0% 332 100.0% 1,196 100.0% 8,947 100.0% Owner Occupied 11,165 76.5% 28 37.8% 1,459 75.4% 1,310 62.1% 208 62.7% 568 47.5% 7,592 84.9% 15 to 24 years 13 0.1% 0 0.0% 0 0.0% 0 0.0% 1 0.5% 0 0.0% 12 0.2% 25 to 34 years 400 3.6% 0 0.0% 37 2.5% 40 3.1% 39 18.8% 60 10.6% 224 3.0% 35 to 44 years 1,183 10.6% 0 0.0% 113 7.7% 158 12.1% 39 18.8% 36 6.3% 837 11.0% 45 to 54 years 1,545 13.8% 1 3.6% 211 14.5% 87 6.6% 50 24.0% 34 6.0% 1,162 15.3% AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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55 to 64 years 2,691 24.1% 9 32.1% 428 29.3% 272 20.8% 35 16.8% 141 24.8% 1,806 23.8% 65 to 74 years 4,677 41.9% 18 64.3% 607 41.6% 627 47.9% 42 20.2% 250 44.0% 3,133 41.3% 75 to 84 years 1,414 12.7% 0 0.0% 123 8.4% 257 19.6% 26 12.5% 120 21.1% 888 11.7% 85 years and
older 656 5.9% 0 0.0% 63 4.3% 126 9.6% 2 1.0% 47 8.3% 418 5.5% Renter Occupied: 3,429 23.5% 46 62.2% 476 24.6% 800 37.9% 124 37.3% 628 52.5% 1,355 15.1% 15 to 24 years 113 3.3% 0 0.0% 21 4.4% 25 3.1% 0 0.0% 37 5.9% 30 2.2% 25 to 34 years 749 21.8% 9 19.6% 59 12.4% 256 32.0% 63 50.8% 103 16.4% 259 19.1% 35 to 44 years 557 16.2% 35 76.1% 69 14.5% 128 16.0% 29 23.4% 83 13.2% 213 15.7% 45 to 54 years 567 16.5% 0 0.0% 123 25.8% 116 14.5% 6 4.8% 70 11.1% 252 18.6% 55 to 64 years 666 19.4% 2 4.3% 149 31.3% 165 20.6% 8 6.5% 91 14.5% 251 18.5% 65 to 74 years 496 14.5% 0 0.0% 32 6.7% 59 7.4% 3 2.4% 99 15.8% 303 22.4% 75 to 84 years 134 3.9% 0 0.0% 12 2.5% 26 3.3% 6 4.8% 50 8.0% 40 3.0% 85 years and
older 147 4.3% 0 0.0% 11 2.3% 25 3.1% 9 7.3% 95 15.1% 7 0.5% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (Table B25007) Table II-7 identifies the household sizes by housing tenure in Amador County. In 2019, the majority of households 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 renter-occupied 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.

Table II-7. Household Size by Tenure (2019)
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek
Unincorporat
ed
# % # % # % # % # % # % # %
Owner 11,165 100.0% 28 100.0% 1,459 100.0
% 1,310 100.0% 208 100.0% 568 100.0% 7,592 100.0%
Householder living
alone 2,793 25.0% 5 17.9% 377 25.8% 492 37.6% 25 12.0% 204 35.9% 1,690 22.3% Households 2–4
persons 7,648 68.5% 23 82.1% 1,024 70.2% 709 54.1% 157 75.5% 331 58.3% 5,404 71.2% Large households
5+ persons 724 6.5% 0 0.0% 58 4.0% 109 8.3% 26 12.5% 33 5.8% 498 6.6% Average Household
Size 2.37 2.21 2.21 2.07 2.88 2.35 -
Rental 3,429 100.0% 46 100.0% 476 100.0
% 800 100.0% 124 100.0% 628 100.0% 1,355 100.0%
Householder living
alone 1,224 35.7% 27 58.7% 122 25.6% 307 38.4% 44 35.5% 361 57.5% 363 26.8% Households 2–4
persons 1,923 56.1% 14 30.4% 354 74.4% 432 54.0% 54 43.5% 231 36.8% 838 61.8% Large households
5+ persons 282 8.2% 5 10.9% 0 0.0% 61 7.6% 26 21.0% 36 5.7% 154 11.4% AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Average Household
Size 2.42 2.28 2.45 2.28 2.98 1.96 -
Total: 14,594 100.0% 74 100.0% 1,935 100.0
% 2,110 100.0% 332 100.0% 1,196
100.0
% 8,947 100.0%
Total Householder
living alone 4,017 27.5% 32 43.2% 499 25.8% 799 37.9% 69 20.8% 565 47.2% 2,053 22.9% Households 2–4
persons 9,571 65.6% 37 50.0% 1,378 71.2% 1,141 54.1% 211 63.6% 562 47.0% 6,242 69.8% Large households
5+ persons 1,006 6.9% 5 6.8% 58 3.0% 170 8.1% 52 15.7% 69 5.8% 652 7.3% Average Household
Size 2.38 2.26 2.27 2.15 2.92 2.15 -
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019 (Table B25009&DP04)

2. HOUSEHOLD INCOME
Household income is one of the most important factors affecting housing opportunity and determining a household’s ability to balance housing costs with other basic necessities of life.

Income Characteristics
According to HCD, the estimated median household income (AMI) for a four-person family in the State of California in 2021 was $90,100. The estimated median household income for Amador County in 2021 was $78,700 countywide, while nearby El Dorado and Sacramento Counties had a median income of $91,000, Calaveras County had a median income of $81,700, and Alpine County had a median income of $94,900.

Income by Household Type and Tenure
Table II-8 shows the income level of Amador County residents by household tenure. A significantly higher percentage of renter households (62.0%) were lower income (<80% median) compared to lower-income residents who owned their homes (38.3%). The high incidence of lower income renter households is of particular significance as market rents in Amador County exceed the level of affordability for lower-income households. As shown in Table II-9, all lower income households, including both renter and homeowner households, are more likely to pay more than 30% of their income for housing. This issue is further evaluated in the Housing Affordability section.

Table II-8. Income by Owner/Renter Tenure –Amador County (2018) Income Level
Renters Owners Total
Number % Number % Number %
Extremely Low Income (<30% AMI) 545 16.6% 675 6.3% 1,220 8.7% Very Low Income (31–50% AMI) 695 21.1% 995 9.2% 1,690 12.0% Low Income (51–80% AMI) 800 24.3% 1,685 15.6% 2,485 17.6% Moderate Income & Above (>80% AMI) 1,250 38.0% 7,445 68.9% 8,695 61.7% Total 3,290 100.0% 10,800 100.0% 14,090 100.0%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2014-2018) As indicated by Tables II-9 A through II-9F, there is a significant variation in cost burden (overpaying for housing) by income level. Approximately 4,500 (31.9%) of households in Amador County overpay for housing. In incorporated jurisdictions., approximately 24.0% to 43.8% of households overpay for housing. In Amador City overpay for housing, which is slightly lower than total percent of households county wide overpaying for housing. In other incorporated jurisdictions, the overpaying rate is generally higher than countywide rate, with approximately 575 (32.7%) households in Ione, 895 (43.8%) households AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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in Jackson, 95 (32.2%) households in Plymouth, and 412 (35.1%) households in Sutter Creek overpay for housing. The majority of households in Amador County overpaying for housing are in the extremely low (985 households overpaying), very low (1,230 households overpaying), and low categories (1,260 households overpaying). In Amador County, more owner households overpay for housing (2,855 owner households overpaying) than renter households (1,655 renter households overpaying).

Table II-9A. Housing Characteristics (Tenure, Overpayment) by Income Level - Amador City (2018) Total Households Characteristics
Amador City Amador County
Number % of Total Number % of
Total
Total Households 75 100.0% 14,090 100.0%
Total Renter households 35 46.7% 3,290 23.3%
Total Owner households 40 53.3% 10,800 76.7%
Total lower income (0-80% AMI) households 31 41.3% 5,395 38.3% Lower income renters (0-80%) 19 25.3% 2,040 14.5%
Lower income owners (0-80%) 12 16.0% 3,355 23.8%
Extremely low income renters (0-30% AMI) 4 5.3% 545 3.9% Extremely low income owners (0-30% AMI) 4 5.3% 675 4.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 18 24.0% 3,475 24.7%
Lower Income Renter Overpaying 10 13.3% 1,515 10.8%
Lower Income Owner Overpaying 8 10.7% 1,965 13.9%
Extremely Low Income (0-30%) 0 0.0% 985 7.0%
Very Low Income Overpaying (30-50% AMI) 4 5.3% 1,230 8.7% Low Income Overpaying (50 -80% AMI) 14 18.7% 1,260 8.9% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 4 5.3% 2,105 14.9%
Lower Income Renter Severely Overpaying 0 0.0% 785 5.6% Lower Income Owner Severely Overpaying 4 5.3% 1,320 9.4% Extremely Low Income (0-30%) 0 0.0% 865 6.1%
Extremely Low Income Renter Severely Overpaying 0 0.0% 385 2.7% Extremely Low Income Owner Severely Overpaying 0 0.0% 480 3.4% Very Low Income Severely Overpaying (30-50% AMI) 0 0.0% 710 5.0% Low Income Severely Overpaying (50-80% AMI) 4 5.3% 530 3.8% Total Households Overpaying 18 24.0% 4,500 31.9%
Total Renter Households Overpaying 10 13.3% 1,655 11.7% Total Owner Households Overpaying 8 10.7% 2,855 20.3%
Total Households Overpaying 30-50% Income for Housing 14 18.7% 2,255 16.0% Total Households Severely Overpaying 50% of Income or More for Housing 4 5.3% 2,245 15.9% Source: HUD CHAS Data 2014-2018
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Table II-9B. Housing Characteristics (Tenure, Overpayment) by Income Level - Ione (2018) Total Households Characteristics
Ione Amador County
Number % of Total Number % of
Total
Total Households 1,760 100.0% 14,090 100.0%
Total Renter households 465 26.4% 3,290 23.3%
Total Owner households 1,295 73.6% 10,800 76.7%
Total lower income (0-80% AMI) households 580 33.0% 5,395 38.3% Lower income renters (0-80%) 280 15.9% 2,040 14.5%
Lower income owners (0-80%) 300 17.0% 3,355 23.8%
Extremely low income renters (0-30% AMI) 55 3.1% 545 3.9% Extremely low income owners (0-30% AMI) 90 5.1% 675 4.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 355 20.2% 3,475 24.7% Lower Income Renter Overpaying 155 8.8% 1,515 10.8%
Lower Income Owner Overpaying 205 11.6% 1,965 13.9%
Extremely Low Income (0-30%) 115 6.5% 985 7.0%
Very Low Income Overpaying (30-50% AMI) 130 7.4% 1,230 8.7% Low Income Overpaying (50 -80% AMI) 110 6.3% 1,260 8.9% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 285 16.2% 2,105 14.9% Lower Income Renter Severely Overpaying 125 7.1% 785 5.6% Lower Income Owner Severely Overpaying 160 9.1% 1,320 9.4% Extremely Low Income (0-30%) 115 6.5% 865 6.1%
Extremely Low Income Renter Severely Overpaying 25 1.4% 385 2.7% Extremely Low Income Owner Severely Overpaying 90 5.1% 480 3.4% Very Low Income Severely Overpaying (30-50% AMI) 115 6.5% 710 5.0% Low Income Severely Overpaying (50-80% AMI) 55 3.1% 530 3.8% Total Households Overpaying 575 32.7% 4,500 31.9%
Total Renter Households Overpaying 159 9.0% 1,655 11.7% Total Owner Households Overpaying 420 23.9% 2,855 20.3% Total Households Overpaying
30-50% Income for Housing 290 16.5% 2,255 16.0%
Total Households Severely Overpaying
50% of Income or More for Housing 285 16.2% 2,245 15.9% Source: HUD CHAS Data 2014-2018
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Table II-9C. Housing Characteristics (Tenure, Overpayment) by Income Level - Jackson (2018) Total Households Characteristics
Jackson Amador County
Number % of Total Number % of
Total
Total Households 2,045 100.0% 14,090 100.0%
Total Renter households 815 39.9% 3,290 23.3%
Total Owner households 1,230 60.1% 10,800 76.7%
Total lower income (0-80% AMI) households 980 47.9% 5,395 38.3% Lower income renters (0-80%) 495 24.2% 2,040 14.5%
Lower income owners (0-80%) 485 23.7% 3,355 23.8%
Extremely low income renters (0-30% AMI) 115 5.6% 545 3.9% Extremely low income owners (0-30% AMI) 90 4.4% 675 4.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 755 36.9% 3,475 24.7% Lower Income Renter Overpaying 420 20.5% 1,515 10.8%
Lower Income Owner Overpaying 335 16.4% 1,965 13.9%
Extremely Low Income (0-30%) 175 8.6% 985 7.0%
Very Low Income Overpaying (30-50% AMI) 335 16.4% 1,230 8.7% Low Income Overpaying (50 -80% AMI) 245 12.0% 1,260 8.9% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 385 18.8% 2,105 14.9% Lower Income Renter Severely Overpaying 200 9.8% 785 5.6% Lower Income Owner Severely Overpaying 180 8.8% 1,320 9.4% Extremely Low Income (0-30%) 165 8.1% 865 6.1%
Extremely Low Income Renter Severely Overpaying 75 3.7% 385 2.7% Extremely Low Income Owner Severely Overpaying 90 4.4% 480 3.4% Very Low Income Severely Overpaying (30-50% AMI) 170 8.3% 710 5.0% Low Income Severely Overpaying (50-80% AMI) 50 2.4% 530 3.8% Total Households Overpaying 895 43.8% 4,500 31.9%
Total Renter Households Overpaying 475 23.2% 1,655 11.7% Total Owner Households Overpaying 420 20.5% 2,855 20.3% Total Households Overpaying
30-50% Income for Housing 500 24.4% 2,255 16.0%
Total Households Severely Overpaying
50% of Income or More for Housing 395 19.3% 2,245 15.9% Source: HUD CHAS Data 2014-2018
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Table II-9D. Housing Characteristics (Tenure, Overpayment) by Income Level - Plymouth (2018) Total Households Characteristics
Plymouth Amador County
Number % of Total Number % of
Total
Total Households 295 100.0% 14,090 100.0%
Total Renter households 100 33.9% 3,290 23.3%
Total Owner households 195 66.1% 10,800 76.7%
Total lower income (0-80% AMI) households 133 45.1% 5,395 38.3% Lower income renters (0-80%) 54 18.3% 2,040 14.5%
Lower income owners (0-80%) 79 26.8% 3,355 23.8%
Extremely low income renters (0-30% AMI) 4 1.4% 545 3.9% Extremely low income owners (0-30% AMI) 4 1.4% 675 4.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 85 28.8% 3,475 24.7%
Lower Income Renter Overpaying 39 13.2% 1,515 10.8%
Lower Income Owner Overpaying 43 14.6% 1,965 13.9%
Extremely Low Income (0-30%) 10 3.4% 985 7.0%
Very Low Income Overpaying (30-50% AMI) 35 11.9% 1,230 8.7% Low Income Overpaying (50 -80% AMI) 40 13.6% 1,260 8.9% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 45 15.3% 2,105 14.9%
Lower Income Renter Severely Overpaying 4 1.4% 785 5.6% Lower Income Owner Severely Overpaying 39 13.2% 1,320 9.4% Extremely Low Income (0-30%) 10 3.4% 865 6.1%
Extremely Low Income Renter Severely Overpaying 4 1.4% 385 2.7% Extremely Low Income Owner Severely Overpaying 4 1.4% 480 3.4% Very Low Income Severely Overpaying (30-50% AMI) 15 5.1% 710 5.0% Low Income Severely Overpaying (50-80% AMI) 20 6.8% 530 3.8% Total Households Overpaying 95 32.2% 4,500 31.9%
Total Renter Households Overpaying 43 14.6% 1,655 11.7% Total Owner Households Overpaying 53 18.0% 2,855 20.3%
Total Households Overpaying
30-50% Income for Housing 52 17.6% 2,255 16.0%
Total Households Severely Overpaying
50% of Income or More for Housing 43 14.6% 2,245 15.9%
Source: HUD CHAS Data 2014-2018
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Table II-9E. Housing Characteristics (Tenure, Overpayment) by Income Level - Sutter Creek (2018) Total Households Characteristics
Sutter Creek Amador County
Number % of Total Number % of
Total
Total Households 1,175 100.0% 14,090 100.0%
Total Renter households 585 49.8% 3,290 23.3%
Total Owner households 585 49.8% 10,800 76.7%
Total lower income (0-80% AMI) households 530 45.1% 5,395 38.3% Lower income renters (0-80%) 360 30.6% 2,040 14.5%
Lower income owners (0-80%) 170 14.5% 3,355 23.8%
Extremely low income renters (0-30% AMI) 130 11.1% 545 3.9% Extremely low income owners (0-30% AMI) 70 6.0% 675 4.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 354 30.1% 3,475 24.7% Lower Income Renter Overpaying 279 23.7% 1,515 10.8%
Lower Income Owner Overpaying 69 5.9% 1,965 13.9%
Extremely Low Income (0-30%) 140 11.9% 985 7.0%
Very Low Income Overpaying (30-50% AMI) 140 11.9% 1,230 8.7% Low Income Overpaying (50 -80% AMI) 74 6.3% 1,260 8.9%
Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 204 17.4% 2,105 14.9% Lower Income Renter Severely Overpaying 154 13.1% 785 5.6% Lower Income Owner Severely Overpaying 45 3.8% 1,320 9.4% Extremely Low Income (0-30%) 120 10.2% 865 6.1%
Extremely Low Income Renter Severely Overpaying 85 7.2% 385 2.7% Extremely Low Income Owner Severely Overpaying 30 2.6% 480 3.4% Very Low Income Severely Overpaying (30-50% AMI) 80 6.8% 710 5.0% Low Income Severely Overpaying (50-80% AMI) 4 0.3% 530 3.8% Total Households Overpaying 412 35.1% 4,500 31.9%
Total Renter Households Overpaying 294 25.0% 1,655 11.7% Total Owner Households Overpaying 116 9.9% 2,855 20.3%
Total Households Overpaying
30-50% Income for Housing 205 17.4% 2,255 16.0%
Total Households Severely Overpaying
50% of Income or More for Housing 207 17.6% 2,245 15.9% Source: HUD CHAS Data 2014-2018
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Table II-9F. Housing Characteristics (Tenure, Overpayment) by Income Level - Unincorporated Amador County (2018)
Total Households Characteristics
Amador County
(unincorporated) Amador County
Number % of Total Number % of
Total
Total Households 8,740 100.00% 14,090 100.00%
Total Renter households 1,290 14.76% 3,290 23.30%
Total Owner households 7,455 85.30% 10,800 76.70%
Total lower income (0-80% AMI) households 3,141 35.94% 5,395 38.30% Lower income renters (0-80%) 832 9.52% 2,040 14.50%
Lower income owners (0-80%) 2,309 26.42% 3,355 23.80%
Extremely low income renters (0-30% AMI) 237 2.71% 545 3.90% Extremely low income owners (0-30% AMI) 417 4.77% 675 4.80% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 1,908 21.83% 3,475 24.70% Lower Income Renter Overpaying 612 7.00% 1,515 10.80%
Lower Income Owner Overpaying 1,305 14.93% 1,965 13.90% Extremely Low Income (0-30%) 545 6.24% 985 7.00%
Very Low Income Overpaying (30-50% AMI) 586 6.70% 1,230 8.70% Low Income Overpaying (50 -80% AMI) 777 8.89% 1,260 8.90% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 1,182 13.52% 2,105 14.90% Lower Income Renter Severely Overpaying 302 3.46% 785 5.60% Lower Income Owner Severely Overpaying 892 10.21% 1,320 9.40% Extremely Low Income (0-30%) 455 5.21% 865 6.10%
Extremely Low Income Renter Severely Overpaying 196 2.24% 385 2.70% Extremely Low Income Owner Severely Overpaying 266 3.04% 480 3.40% Very Low Income Severely Overpaying (30-50% AMI) 330 3.78% 710 5.00% Low Income Severely Overpaying (50-80% AMI) 397 4.54% 530 3.80% Total Households Overpaying 2,505 28.66% 4,500 31.90%
Total Renter Households Overpaying 674 7.71% 1,655 11.70% Total Owner Households Overpaying 1,838 21.03% 2,855 20.30% Total Households Overpaying 30-50% Income for Housing 1,194 13.66% 2,255 16.00% Total Households Severely Overpaying 50% of Income or More for Housing 1,311 15.00% 2,245 15.90%
Source: HUD CHAS Data 2014-2018
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Households in Poverty
The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the Very Low and Low-income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of 2 with no children would be 17,331, a household of 2 with a householder aged 65 or older and no children has a poverty threshold of 15,644, and the poverty threshold of a family of 4 with 2 children under the age of 18 would be 26,246. (Source: U.S. Census Bureau, 2020).

Figure II-1. Percentage of Families & People Living in Poverty (2019) Source: U.S. Census Bureau, 2015 – 2019 ACS (B17001 and B17012) Poverty rates in Amador County are shown in Figure II-1, which compares the numbers of families living in poverty in the incorporated cities to those living in the unincorporated area within the County. In 2019, 9.9% of individuals and 6.2% families in Amador County were listed as living below the poverty level. Sutter Creek has the highest rate of people living in the poverty and individuals in Amador City are least likely to be living in poverty. Jackson has the highest rate of families living in poverty and families in Amador City are least likely to be living in poverty.

Table II-10 shows poverty rates for families in Amador County, with a focus on female-headed households, senior households, and large (5 or more persons) families.

Overall, 612 of 9,872 families were in poverty (6.2%). Although female-headed households made up only 11.3% of all families, they accounted for 50.3% of families in poverty. Additionally, large families made up 9.3% of all families in Amador County, but accounted for 50.7% of families in poverty. In Jackson, female-headed households accounted for 63.6% of families under the poverty level. In Ione, senior households accounted for 77.6% of families under the poverty level. In unincorporated area, large families accounted for 72.8% of families under the poverty level.

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%
Amador County City of Amador City of Ione City of Jackson City of Plymouth
City of Sutter
Creek
Unincorporated

9.9%

6.6% 7.2%

11.2% 10.6%

15.1%

9.6%

6.2%

0.0%

4.2%

9.5%

6.0%

7.9%

5.8%
People Families
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Table II-10. Families in Poverty in Amador County (2019) Family Type
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
Total Families 9,872 100.0% 39 100.0% 1,415 100.0% 1,257 100.0% 248 100.0% 582 100.0% 6,331 100.0% Female Headed
Households 1,119 11.3% 8 20.5% 129 9.1% 276 22.0% 43 17.3% 88 15.1% 575 9.1% Senior (65 years
or older) 3,618 36.6% 18 46.2% 448 31.7% 374 29.8% 36 14.5% 189 32.5% 2,553 40.3% Large (5 or
more people) 916 9.3% 5 12.8% 58 4.1% 155 12.3% 38 15.3% 44 7.6% 616 9.7% Families Under
the Poverty
Level
612 6.2% 0 0.0% 59 4.2% 119 9.5% 15 6.0% 46 7.9% 372 5.9% Female Headed
Households 308 50.3% 0 0.0% 14 23.7% 76 63.6% 8 53.8% 19 41.3% 191 51.2% Senior (65 years
or older)
Households
148 24.2% 0 0.0% 46 77.6% 0 0.0% 0 0.0% 0 0.0% 102 27.4% Large (5 or
more people)
Households
311 50.7% 0 0.0% 0 0.0% 0 0.0% 9 61.5% 30 65.8% 271 72.8% Source: US. Census Bureau, 2015 – 2019 ACS (Table S1702) Extremely Low-Income Households
Extremely low-income (ELI) households are defined as those earning up to 30% of the area median household income. For Amador County, the countywide median household income in 2021 was $78,700. For ELI households in Amador County, this results in an income of $26,500 or less for a four-person household or $16,550 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance are considered ELI households.

Table II-11 provides representative occupations with hourly wages that are within or close to the ELI income range. As shown in Table II-8, there are 1,220 ELI households in Amador County, ELI households makinge up 8.7% of all households in Amador within the County. Within these ELI households, there are 985 households overpay for housing, making up 80.7% of total ELI households. In detail, 415 ELI renter households (76.1% of total ELI renter households) and 570 ELI owner households (84.4% of total ELI owner households) overpay for housing. Within 985 ELI households that overpay for housing, 865 of these households severely overpay for housing, including 385 renter households and 480 owner households. Based on Tables II-8 and II-9, approximately 80.7% of ELI households in the Amador County pay more than 30% of their incomes for housing.

Overcrowding is an important issue for ELI households. Among 1,220 ELI households in Amador County, 510 ELI renter households live in a housing unit that is less than or equal to 1 person per room and 35 renter households live in a housing unit that is greater than 1 but less than or equal to 1.5 person per room. All 675 ELI owner households live in a housing unit that is less than or equal to 1 person per room. Additionally, transportation is a large budget item for ELI households. ELI households have less income available to purchase and keep a vehicle. Therefore, ELI households have higher reliance on public transit, walking, and bicycling. ELI households require greater assistance with housing costs than very low, moderate, and above moderate income households, due to their limited annual income and the need to spend a proportionately larger amount of their income on necessities to meet basic needs, including food, health care, and transportation. Due to limited incomes, ELI households often do not have the available resources to address expensive home repairs or emergency housing needs. Programs available to assist extremely low income households include subsidized lower income housing (see Table III-4), Housing Choice Vouchers/Section 8 housing, and housing types such as ADUs, home sharing, multi-generational living, AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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and single room occupancies that are typically more affordable than standard market-rate single family housing; housing assistance and community service providers are described in Chapter IV. The Housing Plan includes programs to: promote affordable housing, including special needs housing (Programs 9 and 20), increase access to Housing Choice Vouchers (Program 16), assist households with understanding available resources (Programs 14, 23, and 25), coordinate efforts between Amador County jurisdictions to improve access to housing and housing-related resources (Program 1), increase the variety of units and housing options (Programs 4 and 17), increase access to housing rehabilitation, weatherization, and emergency repair resources (Program 8), assist households that are homeless or at-risk of homelessness (Program 5B), and preserve existing affordable housing, including assisted units and market-rate housing (Programs 10 and 11).

Table II-11. Occupations with Wages for Extremely Low Income Households in Amador County (2018) Occupation Title Median Hourly
Wage Median Annual Wages
Farmworkers and Laborers, Crop, Nursery, and Greenhouse $11.99 $24,940 Food Preparation and Serving Related Workers, All Other $12.26 $25,494 Dishwashers $12.31 $25,597
Cleaners of Vehicles and Equipment $12.46 $25,923
Dining Room and Cafeteria Attendants and Bartender Helpers $12.50 $26,019 Hotel, Motel, and Resort Desk Clerks $12.50 $25,985
Amusement and Recreation Attendants $12.52 $26,040
Automotive and Watercraft Service Attendants $12.52 $26,037 Preschool Teachers, Except Special Education $12.67 $26,343 Food Preparation Workers $12.69 $26,401
Source: Employment Development Department, Long-Term Occupational Employment Projections 2018–2028 (updated April 2021) Pursuant to Government Code Section 65583(a)(1), 50% of the County’s very low-income regional housing needs assigned by HCD are extremely low-income households. As a result, from the very low-income need of 189 units, the County has a projected need of 95 units for extremely low-income households. Based on current figures, extremely low-income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. Some extremely low-income households could include individuals with mental or other disabilities and special needs.

3. SPECIAL NEEDS POPULATIONS
Government Code Section 65583(a)(7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these groups is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for this group. Please refer to Section II-H of this Element which provide information related to agencies and programs that serve special needs populations in Amador County.

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Table II-12. Senior Household Trends and Population – Amador County 2010
Age Group Amador County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # % Total Owner Occupied: 11,372 77.3% 42 62.7% 1,048 73.6% 1,047 52.2% 214 58.6% 664 51.6% 8,357 87.4% Owner Householders 65 years and over 4,071 27.7% 8 11.9% 283 19.9% 523 26.1% 85 23.3% 322 25.0% 2,850 29.8% Total Renter Occupied: 3,343 22.7% 25 37.3% 375 26.4% 960 47.8% 151 41.4% 622 48.4% 1,210 12.6% Renter Householders 65 years and over 501 3.4% 0 0.0% 35 2.5% 104 5.2% 24 6.6% 100 7.8% 238 2.5% Total Occupied Households 14,715 100.0% 67 100.0% 1,423 100.0% 2,007 100.0% 365 100.0% 1,286 100.0% 9,567 100.0% Total Householder 65 years and over 4,572 31.1% 8 11.9% 318 22.3% 627 31.2% 109 29.9% 422 32.8% 3,088 32.3% Total Population 38,327 100.0% 128 100.0% 7,845 100.0% 4,625 100.0% 903 100.0% 2,827 100.0% 21,999 100.0% Total Population 65 years and over 7,397 19.3% 14 10.9% 620 7.9% 1,004 21.7% 166 18.4% 642 22.7% 4,952 22.5% 2019
Age Group Amador County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # % Total Owner Occupied: 11,165 76.5% 28 37.8% 1,459 75.4% 1,310 62.1% 208 62.7% 568 47.5% 7,592 84.9% Owner Householders 65 years and over 5,333 36.5% 18 24.3% 670 34.6% 753 35.7% 44 13.3% 297 24.8% 3,551 39.7% Total Renter Occupied: 3,429 23.5% 46 62.2% 476 24.6% 800 37.9% 124 37.3% 628 52.5% 1,355 15.1% Renter Householders 65 years and over 777 5.3% 0 0.0% 55 2.8% 110 5.2% 18 5.4% 244 20.4% 350 3.9% Total Occupied Households 14,594 100.0% 74 100.0% 1,935 100.0% 2,110 100.0% 332 100.0% 1,196 100.0% 8,947 100.0% Total Householder 65 years and over 6,110 41.9% 18 24.3% 725 37.5% 863 40.9% 62 18.7% 541 45.2% 3,901 43.6% Total Population 38,429 100.0% 167 100.0% 7,753 100.0% 4,751 100.0% 980 100.0% 2,573 100.0% 22,205 100.0% Total Population 65 years and over 10,246 26.7% 22 13.2% 1,363 17.6% 1,397 29.4% 105 10.7% 779 30.3% 6,579 29.6% Source: ACS 2015 - 2019. (Table B25007); Census Bureau, 2010 Census. U.S. Census Bureau, 2000 Census. (Table H016) AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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made up of single-family detached homes, leaving 19.0% of the housing stock for those who choose to or must live in other forms of housing.

The County received 17 responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey, with 10 respondents providing services to senior households. The full survey data is provided in Appendix A. Survey feedback identified the following needs for senior households:

Primary Housing Type Needed (multiple choice top 4 responses – each had 4- 5 votes) • Housing close to services (grocery stores, financial, personal, and social services, etc.) • 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 with features for a disabled person (ramp, grab bars, low counters and cabinets, assistive devices for hearing- or visually-impaired persons)
Primary Housing Needs (multiple choice top 5 responses – each had 4-5 votes) • General assistance with renting a home
• Assistance finding housing affordable to extremely low income (<30% of median income) households • Assistance finding housing affordable to lower income (<80% of median income) households • Occasional financial assistance to pay rent, mortgage, and/or utilities • Housing close to services (grocery stores, financial, personal, and social services, etc.) As described in Chapter III, each jurisdiction’s zoning and land use regulations accommodate a range of housing types that serve the senior population, including single family housing, multifamily housing, mobile homes, senior housing, and care facilities. There are programs and services for the County’s senior citizens; many of which serve the disabled or otherwise underprivileged groups. Programs and services for seniors and their families and caregivers are summarized in Chapter IV.

Persons with Disabilities
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition, such as mental retardation, organic brain syndrome, emotional or mental illness, or specific learning disabilities that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems including neurological, immunological, musculoskeletal, special sense organs, respiratory, speech organs, cardiovascular, reproductive, digestive, genitourinary, hemic and lymphatic, skin and endocrine. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a persons’ mobility or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes).

Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation. • Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (i.e., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.
• Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care.

Support services can include medical therapy, daily living assistance, congregate dining, and related services.

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• Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments. • Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.

Table II-13 compares the employment status of persons with and without a disability in 2015 and 2019 for the County, each city, and the unincorporated area. Between 2015 and 2019 there was increase (12.0%) in the number of persons with a disability in Amador County. The number of persons employed with a disability increased by 6.0% from 800 persons in 2015 to 848 persons in 2019. Additionally, the number of persons unemployed with a disability also increased by 3.8% from 290 persons in 2015 to 301 in 2019. Similarly, the number of persons with a disability not in the labor force increased by about

16.8% from 1,460 persons in 2015 to 1,706 persons in 2019.

Table II-13. Persons with Disability by Employment Status –Amador County (2015, 2019) 2015

Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
In the Labor
Force: 13,249 70.2% 84 77.8% 2,423 68.7% 1,936 80.4% 396 76.0% 759 67.6% 7,651 68.5% Employed: 11,407 86.1% 72 85.7% 2,109 87.0% 1,533 79.2% 354 89.4% 689 90.8% 6,650 86.9% With a Disability 800 7.0% 13 18.1% 89 4.2% 153 10.0% 29 8.2% 59 8.6% 457 6.9% No Disability 10,607 93.0% 59 81.9% 2,020 95.8% 1,380 90.0% 325 91.8% 630 91.4% 6,193 93.1% Unemployed: 1,842 13.9% 12 14.3% 314 13.0% 403 20.8% 42 10.6% 70 9.2% 1,001 13.1% With a Disability 290 15.7% 0 0.0% 19 6.1% 82 20.3% 6 14.3% 18 25.7% 165 16.5% No Disability 1,552 84.3% 12 100.0% 295 93.9% 321 79.7% 36 85.7% 52 74.3% 836 83.5% Not in the Labor
Force: 5,611 29.8% 24 22.2% 1,105 31.3% 472 19.6% 125 24.0% 363 32.4% 3,522 31.5% With a Disability 1460 26.0% 5 20.8% 170 15.4% 117 24.8% 25 20.0% 146 40.2% 997 28.3% No Disability 4,151 74.0% 19 79.2% 935 84.6% 355 75.2% 100 80.0% 217 59.8% 2,525 71.7% Total: 18,860 100.0% 108 100.0% 3,528 100.0% 2,408 100.0% 521 100.0% 1,122 100.0% 11,173 100.0% With a Disability 2,550 13.5% 18 16.7% 278 7.9% 352 14.6% 60 11.5% 223 19.9% 1,619 14.5% No Disability 16,310 86.5% 90 83.3% 3,250 92.1% 2,056 85.4% 461 88.5% 899 80.1% 9,554 85.5% 2019

Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
In the Labor
Force: 13,147 68.9% 68 0.4% 2,019 10.6% 1,774 9.3% 516 2.7% 977 5.1% 7,793 40.8% Employed: 12,240 93.1% 58 85.3% 2,002 99.2% 1,638 92.3% 492 95.3% 941 96.3% 7,109 91.2% With a Disability 848 6.9% 12 20.7% 181 9.0% 129 7.9% 18 3.7% 42 4.5% 466 6.6% No Disability 11,392 93.1% 46 79.3% 1,821 91.0% 1,509 92.1% 474 96.3% 899 95.5% 6,643 93.4% Unemployed: 907 6.9% 10 14.7% 17 0.8% 136 7.7% 24 4.7% 36 3.7% 684 8.8% Source: HUD
CHAS Data 2014-
2018
301 33.2% 0 0.0% 8 47.1% 41 30.1% 0 0.0% 0 0.0% 252 36.8% No Disability 606 66.8% 10 100.0% 9 52.9% 95 69.9% 24 100.0% 36 100.0% 432 63.2% AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Table II-13. Persons with Disability by Employment Status –Amador County (2015, 2019) Not in the Labor
Force: 5,933 31.1% 40 0.2% 758 4.0% 611 3.2% 97 0.5% 285 1.5% 4,142 21.7% With a Disability 1706 28.8% 0 0.0% 302 39.8% 240 39.3% 40 41.2% 77 27.0% 1047 25.3% No Disability 4,227 71.2% 40 100.0% 456 60.2% 371 60.7% 57 58.8% 208 73.0% 3,095 74.7% Total: 19,080 100.0% 108 100.0% 2,777 100.0% 2,385 100.0% 613 100.0% 1,262 100.0% 11,935 100.0% With a Disability 2,855 15.0% 12 11.1% 491 17.7% 410 17.2% 58 9.5% 119 9.4% 1,765 14.8% No Disability 16,225 85.0% 96 88.9% 2,286 82.3% 1,975 82.8% 555 90.5% 1,143 90.6% 10,170 85.2% Source: ACS 2011 – 2015, and 2015 – 2019 (Table C18120) Table II-14 presents data on the types of disabilities of residents in the County, each city, and the unincorporated area based on the ACS 2019 data; persons may have more than 1 disability resulting in the total number of disabilities exceeding the total number of disabled persons shown in Table II-14. For persons ages 0 to 64, the most common disabilities are cognitive difficulties (25.6%), ambulatory difficulties (24.5%), and independent living difficulties (20.9%). For the population of ages 65 and over, the most common disabilities are ambulatory difficulties (33.8%), hearing difficulties (22.1%), and independent living difficulties (17.7%).

Table II-14. Persons with Disabilities by Disability Type and Age (2019)

Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
Total
Disabilities
Tallied
11,956 100.0% 35 100.0% 1,590 100.0% 1,631 100.0% 179 100.0% 906 100.0% 7,615 100.0% Total
Disabilities for
Ages 0–64
5,144 43.0% 30 85.7% 970 61.0% 635 38.9% 128 71.5% 263 29.0% 3,118 40.9% Hearing
Difficulty 574 11.2% 9 30.0% 65 6.7% 75 11.8% 25 19.5% 65 24.7% 335 10.7% Vision Difficulty 403 7.8% 0 0.0% 46 4.7% 76 12.0% 19 14.8% 12 4.6% 250 8.0% Cognitive
Difficulty 1316 25.6% 12 40.0% 204 21.0% 160 25.2% 27 21.1% 67 25.5% 846 27.1% Ambulatory
Difficulty 1259 24.5% 0 0.0% 323 33.3% 134 21.1% 24 18.8% 53 20.2% 725 23.3% Self-Care
Difficulty 519 10.1% 0 0.0% 105 10.8% 47 7.4% 12 9.4% 20 7.6% 335 10.7% Independent
Living Difficulty
(Ages 18-64)
1073 20.9% 9 30.0% 227 23.4% 143 22.5% 21 16.4% 46 17.5% 627 20.1% Total
Disabilities for
Ages 65 and
Over
6,812 57.0% 5 14.3% 620 39.0% 996 61.1% 51 28.5% 643 71.0% 4,497 59.1% Hearing
Difficulty 1507 22.1% 0 0.0% 135 21.8% 189 19.0% 11 21.6% 104 16.2% 1068 23.7% Vision Difficulty 343 5.0% 5 100.0% 21 3.4% 29 2.9% 5 9.8% 84 13.1% 199 4.4% Cognitive
Difficulty 753 11.1% 0 0.0% 51 8.2% 96 9.6% 7 13.7% 98 15.2% 501 11.1% Ambulatory
Difficulty 2300 33.8% 0 0.0% 271 43.7% 360 36.1% 18 35.3% 154 24.0% 1497 33.3% AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Self-Care
Difficulty 700 10.3% 0 0.0% 27 4.4% 73 7.3% 7 13.7% 59 9.2% 534 11.9% Independent
Living Difficulty 1209 17.7% 0 0.0% 115 18.5% 249 25.0% 3 5.9% 144 22.4% 698 15.5% Source: ACS 2015-2019 (Table S1810)
The County received 17 responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey, with 10 respondents providing services to persons with a developmental disability. The full survey data is provided in Appendix A. Survey feedback identified the following needs for persons with a developmental disability:

Primary Housing Type Needed (multiple choice top 3 responses – each had 3 votes) • 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 with features for a disabled person (ramp, grab bars, low counters and cabinets, assistive devices for hearing- or visually-impaired persons)
Primary Housing Needs (multiple choice top 2 responses – each had 3 votes) • General assistance with renting a home
• Grants or loans to make modifications to make a home accessible to a disabled resident As described in Section III, each jurisdiction’s zoning and land use regulations accommodate a range of housing types that serve the disabled population, including residential care facilities for 6 or fewer persons which are treated as a single-family home, care facilities, and various housing types including multifamily housing and mobile homes.

Persons with Developmental Disabilities
A developmental disability is a disability which originates before an individual attains age 18, continues or can be expected to continue indefinitely, and constitutes a substantial handicap for the individual. This term includes the diagnoses of intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes handicapping conditions found to be closely related to mental retardation or requiring treatment similar to that required for persons with an intellectual disability, but does not include other handicapping conditions that are solely physical in nature. (Lanterman Act, Welfare and Institutions Code, Section 4512.) Valley Mountain Regional Center (VMRC) is responsible for serving developmentally disabled residents of 5 counties in northern California (i.e., Amador, Calaveras, Tuolumne, San Joaquin, Stanislaus Counties). While the US Census reports on a broad range of disabilities, the Census does not identify the subpopulation that has a developmental disability. The VMRC maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. In the fiscal year 2019-2020, there were 14.047 consumers were served in VMRC.

The average per capita expenditures in fiscal year 2019-2020 in VMRC is $12,621.

The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code; therefore, it should be noted that zip codes for incorporated cities may contain portions of unincorporated Amador County. For example, approximately 66.8% of the population within the zip code for Ione (95640) resides in Ione based on ACS population data. As shown in Table II-15, the DDS data indicates that a total of >59 developmentally persons reside in zip codes for the unincorporated areas of Amador County, while 190 developmentally persons reside in an incorporated city.

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Table II-15. Developmental Disabilities by Age (2021)
0 to 17 Years 18+ Years Total
City Areas by Zip Code
95601 / Amador City <11 <11 >0
95640 / Ione 33 46 79
95642 / Jackson 30 55 85
95669 / Plymouth <11 <11 >0
95685 / Sutter Creek <11 26 >26
Subtotal >63 >127 >190
Unincorporated Communities and Areas by Zip Code
95629 / Fiddletown <11 <11 >0
95665 / Pine Grove & Red Corral 17 15 32
95666 / Pioneer & Buckhorn & Amador Pines 11 16 27
95675 / River Pines <11 <11 >0
95689 / Lockwood & Volcano <11 <11 >0
95699 / Drytown 0 <11 >0
Subtotal – Unincorporated Areas >28 >31 >59
Total >91 >158 >249
Source: DDS, 2021 Developmental Disabilities by Zip Code; De Novo Planning Group, 2021 Table II-16 breaks down the developmentally disabled population by residence type for the Amador County zip codes.

Countywide, approximately 82.5% (or >188) of developmentally disabled persons reside in the homes of their families or private guardians while about 17.5% (or >40) reside in independent living facilities. As shown in Table II-16, in the zip codes associated with incorporated and unincorporated areas, the majority of developmentally disabled persons live in the home of their family, parent, or guardian.

Table II-16. Developmental Disabilities by Age (2021)

Home of
Parent,
Family, or
Guardian
Independent
/ Supported
Living
Community
Care
Facility
Intermed
iate Care
Facility
Foster /
Family
Home
Other Total
City Areas by Zip Code
95601 / Amador City <11 0 <11 0 0 0 >0
95640 / Ione 51 15 <11 0 <11 <11 >66
95642 / Jackson 59 25 0 0 0 <11 >84
95669 / Plymouth <11 0 <11 0 0 0 >0
95685 / Sutter Creek 28 <11 <11 0 0 0 >28
Subtotal >138 >40 >0 >0 >0 >0 >178
Unincorporated Communities and Areas by Zip Code
95629 / Fiddletown <11 <11 0 0 0 0 >0
95665 / Pine Grove & Red Corral 25 <11 <11 0 <11 <11 >25 95666 / Pioneer & Buckhorn & Amador
Pines 25 <11 0 0 <11 0 >25
95675 / River Pines <11 0 0 0 0 0 >0
95689 / Lockwood & Volcano <11 0 0 0 0 0 >0
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95699 / Drytown 0 <11 0 0 0 0 >0
Subtotal – Unincorporated Areas >50 >0 >0 >0 >0 >0 >50
Total >188 >40 >0 >0 >0 >0 >228
Source: DDS, 2021 Developmental Disabilities by Zip Code; De Novo Planning Group, 2021 According to Amador County’s 2014-2019 Housing Element, there were 200 developmentally disabled persons countywide in 2014. As shown in Table II-16, in 2020, there were more than 228 developmentally disabled persons countywide, representing more than a 14.0% increase since 2014. This rise in developmentally disabled persons countywide indicates that demand for affordable, accessible housing for this population will likely increase.

The County received 17 responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey, with 8 respondents providing services to persons with a developmental disability. The full survey data is provided in Appendix A. Survey feedback identified the following needs for persons with a developmental disability:

Primary Housing Type Needed (multiple choice top 2 responses – each had 4 votes) • 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 Primary Housing Needs (multiple choice top 5 responses – each had 3 votes) • General assistance with renting a home
• Assistance finding housing affordable to extremely low income (<30% of median income) households • Assistance finding housing affordable to lower income (<80% of median income) households • Occasional financial assistance to pay rent, mortgage, and/or utilities • Housing close to services (grocery stores, financial, personal, and social services, etc.) While the majority of developmentally disabled persons in Amador County live with their parents as identified in Table II-16, many need a supportive living environment, such as in-home care, a residential care home, or a community living facility.

While many persons with developmental disabilities are eligible for various subsidy and assistance programs, many are unable to secure needed subsidized housing. Many of the individuals living with their parents will need alternative housing options as their parents age. This cycle triggers a need to explore other feasible housing alternatives, including in-home supportive care and adult residential care homes and facilities. Resources for persons with developmental disabilities are described in Chapter IV below. As described in Section III, each jurisdiction’s zoning and land use regulations accommodate a range of housing types that serve the developmentally disabled population, including single family housing, multifamily housing, and mobile homes for persons living with their family or guardian.

Large Households
Government Code Section 65583(a)(C) requires an analysis of housing needs for large families, those with 5 or more members. Large family households comprised 6.9%, or 1,006, of the total households in Amador County according to the 2015–2019 ACS (see Table II-17 below). As shown in Table II-17, approximately 72.0% of large households in the areas owned their own homes. Additionally, 5-person households make up nearly 55.7% of the large family households in Amador County with households with 6 or more persons accounting for the remaining 44.3% of large households. In Amador City, 5- person households make up nearly 100.0% of the large family households with no households with 6 or more persons. In the City of Ione, households with 6 or more persons accounting for 100.0% of large households with no households with 5 persons. In the City of Jackson, 5-person households make up nearly 87.1% of the large family households with households with 6 or more persons accounting for the remaining 12.9% of large households. In the City of Plymouth, 5-person households make up nearly 82.7% of the large family households with households with 6 or more persons accounting for the remaining

17.3% of large households. In the City of 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 the unincorporated areas of Amador County, 5-person households make up nearly 51.5% of the large family households with households with 6 or more persons accounting for the remaining 48.5% of large households.

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Table II-17. Large Households in Amador County (2019)
Householder
Type
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
Owner
Households 11,165 76.5% 28 37.8% 1,459 75.4% 1,310 62.1% 208 62.7% 568 47.5% 7,592 84.9% 5-Person
Household 415 3.7% 0 0.0% 0 0.0% 87 6.6% 17 8.2% 28 4.9% 283 3.7% 6-Person
Household 214 1.9% 0 0.0% 33 2.3% 12 0.9% 0 0.0% 0 0.0% 169 2.2% 7-or-more
Person
Household
95 0.9% 0 0.0% 25 1.7% 10 0.8% 9 4.3% 5 0.9% 46 0.6%
Renter
Households 3,429 23.5% 46 62.2% 476 24.6% 800 37.9% 124 37.3% 628 52.5% 1,355 15.1% 5-Person
Household 145 4.2% 5 10.9% 0 0.0% 61 7.6% 26 21.0% 0 0.0% 53 3.9% 6-Person
Household 97 2.8% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 25 4.0% 72 5.3% 7-or-more
Person
Household
40 1.2% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 11 1.8% 29 2.1%
Combined Total 14,594 100.0% 74 100.0% 1,935 100.0% 2,110 100.0% 332 100.0% 1,196 100.0% 8,947 100.0% 5-Person
Household 560 3.8% 5 6.8% 0 0.0% 148 7.0% 43 13.0% 28 2.3% 336 3.8% 6-Person
Household 311 2.1% 0 0.0% 33 1.7% 12 0.6% 0 0.0% 25 2.1% 241 2.7% 7-or-more
Person
Household
135 0.9% 0 0.0% 25 1.3% 10 0.5% 9 2.7% 16 1.3% 75 0.8%
Source: U.S. Census Bureau, ACS 2015-2019 (B25009)
The County received 17 responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey, with 10 respondents providing services to large households. The full survey data is provided in Appendix A. Survey providers for large households identified the following needs for the general population:

Primary Housing Type Needed (multiple choice top 5 responses – each had 5 votes) • 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 • Emergency shelter
• Transitional or supportive housing
• Housing close to services (grocery stores, financial, personal, and social services, etc.) Primary Housing Needs (multiple choice top 6 response –each had 5 votes) • General assistance with renting a home
• Assistance finding housing affordable to extremely low income (<30% of median income) households • Assistance with being housed in an emergency shelter
• Assistance with being housed in transitional or supportive housing • Occasional financial assistance to pay rent, mortgage, and/or utilities • Housing close to public transportation
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The needs of large families are unique in that they require more space to satisfy minimum household needs. The increase in average household size Statewide is, to some extent, linked to the subject of overcrowding. Overcrowding is defined as more than 1 person per room; as shown in Table II-29, 2.6% of households in Amador County live in overcrowded conditions. To ameliorate this impact in the areas, an increase in the number of affordable housing units with 4 bedrooms or more is needed.

In many cases, housing units of this size constitute a small portion of the total housing supply, forcing families to continue to live in what may be considered as overcrowded units. Large households may include multiple generations and have a higher need for proximity to services, including child care, health care, groceries and shops, schools, parks, and other community services.

Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally yearround basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.

Estimating the size of the agricultural labor force can be problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the U.S. Census Bureau does not track farm labor separate from mining, fishing and hunting, and forestry, nor does the U.S. Census Bureau provide definitions that address the specific nuances of farm labor (e.g., field laborers versus workers in processing plants), length of employment (e.g., permanent or seasonal), or place of work (e.g., the location of the business versus agricultural field). As shown in Table II-4, 702 persons (5.1% of Amador County residents in the labor force) were estimated to be employed in the agriculture, forestry, fishing, hunting, and mining industry based on 2015-2019 ACS data.

Table II-18. Amador County Farmworkers – Countywide (2017) Farm Operations Workers Total Payroll
Amador County 111482 total farms
111 farms with hired workers 515 $4,958,000
Farm Labor Employment Characteristics
Unpaid workers1 263 715 -
150 Days or More 71 215 --
Less Than 150 Days 72 300 --
Migrant workers 29 459 - 1
Includes family members and non-operator partners
Source: 2017 USDA Agricultural Census Data, Table 7
Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service (USDA) reveals the countywide breakdown of farm labor employment and the labor expense for Amador County as shown in Table II-18. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County. Table II-20 15 provides a breakdown of countywide farm labor employment by days worked. The data from this table indicates that countywide, there were 515 farmworkers in 2017. Of these farmworkers, 215 worked more than 150 days a year and 300 worked less than 150 days per year and are likely seasonal workers. In addition, 263 unpaid workers (likely family members
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Table II-19. Farmworker Distribution by Census
Jurisdiction Countywide Farmworkers
% of Total Employed in
Agriculture, Forestry,
Fishing/Hunting, and Mining
(Table II-4)
Estimated Employees
Amador City
751 unpaid workers
515 employees
459 migrant workers1
0% 0-5
Ione

3.3% 24 unpaid workers
17 farm employees
15 migrant workers
Jackson

11.4% 82 unpaid workers
59 farm employees
52 migrant workers
Plymouth

2.4% 17 unpaid workers
12 farm employees
11 migrant workers
Sutter Creek

0.9% 6 unpaid workers
5 farm employees
4 migrant workers
Unincorporated County

82.0% 586 unpaid workers
422 farm employees
376 migrant workers
Amador County is situated in the California Shenandoah Valley in Sierra Nevada Mountains of California. The Shenandoah Valley is one of the principal viticultural regions of California. Agricultural workers play an important role in the region’s wine industry. According to the most recent Amador County Agricultural Crop and Livestock Report, the gross value of agricultural production in the County reached $38,363,267 in 2020 representing a decrease of $4,119,166 or 9.7 % below 2019’s value.

The top 3 crops for the region were wine grapes, pasture & range, and alfalfa respectively.1

Although agriculture is an important part of Amador County economy, based on 2015-2019 ACS data, with over 13,665 residents employed in Amador County, only 702 persons (2.1% of Amador County residents) were estimated to be in the agriculture, forestry, fishing, hunting, and mining industry. It is noted that the ACS data aggregates the agriculture, forestry, fishing, hunting, and mining categories and does not provide separate data for each category. Table II-4 identifies employment by industry for the County as a whole and each jurisdiction. The following summarizes agriculture, forestry, fishing, hunting, and mining employment by jurisdiction to provide an estimate of the maximum number of residents employed in agriculturallyrelated fields:
• Amador City: 0 employees of a total of 64 employed residents • Ione: 146 persons (6.6%) of 2,221 employed residents
• Jackson: 79 persons (4.3%) of 1,842 employed residents • Plymouth: 75 persons (14.8%) of 506 employed residents • Sutter Creek: 71 persons (6.8%) of 1,046 employed residents • Unincorporated Amador County: 331 persons (4.1%) of 7,986 employed residents Table II-20 summarizes the farmworker/employee housing units in Amador County. According to HCD’s Employee Housing database, the employee housing facility is called Kit Carson Lodge and it is located at 32161 Kit Carson Road. While the County does not have programs specifically to assist farmworkers with housing-related needs, resources available for families, 1 Amador County. Amador County 2020 Agricultural Crop and Livestock Report. Access:
https://www.amadorgov.org/home/showpublisheddocument/40766/637707639352270000 AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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lower income persons, and other populations in need of assistance that could benefit farmworkers are described in Chapter IV below.

Table II-20. Amador County Farmworker/Employee Housing Units Name/Location Type Capacity
Kit Carson Lodge
32161 Kit Carson Road, Kit Carson, CA, 95644 Employee Housing 11 units (22 employees) Source: HCD Employee Housing Facility Portal. Access: https://casas.hcd.ca.gov/casas/ehFacilityQuery/onlineQuery The County received 17 responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey, with 8 respondents providing services to farmworkers. The full survey data is provided in Appendix A. Survey feedback identified the following needs for farmworkers:

Primary Housing Type Needed (multiple choice top 5 responses – each had 3 votes) • 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 • Transitional or supportive housing
• Permanent farmworker housing
• Seasonal or temporary farmworker housing
Primary Housing Needs (multiple choice top response –3 votes) • General assistance with renting a home
Most permanent and migrant farmworkers earn low incomes. As shown in Table II-11, median annual wages in the Farmworkers and Laborers, Crop, Nursery, and Greenhouse category were $24,940, which is in the extremely low income category for households with 4 or more persons. Migrant farmworkers frequently move locations and need rental housing in the vicinity of their seasonal employment. The 2022 Farmworker Health in California Report (2022 Farmworker Report) prepared by the Community and Labor Center, UC Merced, and California Department of Public Health reflects information gathered from farmworker organizations and interview surveys conducted with 1,242 farmworkers throughout California. The 2022 Farmworker Report identified that farmworkers studied were most likely to be renters (92%) and live in single family homes (55%). Farmworker households were larger than average, with a median size of four persons and 29% having 6 or more persons. Overcrowding is common with more than 25% sleeping in a room with 3 or more persons. The 2022 Farmworker Study also indicated that farmworkers generally experience substandard housing that often requires repairs.

Further, poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses and infectious diseases. The 2022 Farmworker Report identified that housing needs for farmworkers include both seasonal and permanent affordable rental housing, with a significant amount (25%) of large units with 4 bedrooms. Homeownership programs would benefit permanent farmworkers.

Farmworker households are often comprised of extended family members or single male workers and as a result many farmworker households tend to have difficulties securing safe, decent and affordable housing. Far too often farmworkers are forced to occupy substandard homes or live in overcrowded situations. Additionally, farmworker households tend to have high rates of poverty, disproportionately live in housing that is in the poorest conditions, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups. While the 5th Cycle Housing Element addressed permitting farmworker housing consistent with the Health and Safety Code, it did not include any programs that promoted coordination or funding for farmworker housing. The Housing Plan includes Program 20, which addresses reviewing farmworker needs, identifying opportunities, and identifying potential applications for funding on an annual basis.

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Female Heads of Households
Households with female heads make up approximately 11.3% of households in Amador County (See Table II-10, Families in Poverty). With over 39 households in Amador City, there are 8 households with female heads, making up approximately 20.5% of households in Amador City. With over 1,415 households in City of Ione, there are 129 households with female heads, making up approximately 9.1% of households in City of Ione. With over 1,257 households in City of Jackson, there are 276 households with female heads, making up approximately 22.0% of households in City of Jackson. With over 248 households in City of Plymouth, there are 43 households with female heads, making up approximately 17.3% of households in City of Plymouth. With over 582 households in City of Sutter Creek, there are 88 households with female heads, making up approximately 15.1% of households in City of Sutter Creek. With over 6,331 households in unincorporated areas of Amador County, there are 575 households with female heads, making up approximately 9.1% of households in unincorporated areas of Amador County. Among all incorporated jurisdictions in Amador County, Jackson has the most percentage (22.0%) households with female heads.

In 2019, about 27.5% of female-headed families in Amador County had incomes below the poverty line while families in poverty made up only 11.5% of all households in Amador County. Single female-headed households with children present would benefit from affordable housing types, particularly housing targeted at the ELI group, as well as housing located in the vicinity of daycare, schools, and other services. Battered women with children comprise a sub-group of female-headed households that are especially in need.

The County received 17 responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey, with 8 respondents providing services to farmworkers. The full survey data is provided in Appendix A. Survey feedback identified the following needs for farmworkers:

Primary Housing Type Needed (multiple choice top 5 responses – each had 3 votes) • 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 • Transitional or supportive housing
• Permanent farmworker housing
• Seasonal or temporary farmworker housing
Primary Housing Needs (multiple choice top response –3 votes) • General assistance with renting a home
In Amador County, there are a number of social service providers and emergency housing facilities serving women in need.

For example, Women Infants and Children (WIC) is a program funded by the US Department of Agriculture (USDA). WIC provides nutrition and education programs for low-income pregnant women and mothers of infants and toddlers (birth to 5) throughout Amador County. As described in Chapter IV, there are also a number of health service providers, such as CommuniCare, as well as supportive, transitional, and emergency housing providers in Amador County to assist low-income women and women with children.

Homeless And Other Groups In Need Of Temporary And Transitional Affordable Housing 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.

The law also requires that each jurisdiction address community needs and available resources for special-housing opportunities, known as transitional and supportive housing. These housing types provide the opportunity for families and AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

The following discussion addresses the requirements of Government Code Section 65583(a)(7). It should be noted that data on homeless families and individuals is not developed based on jurisdictional boundaries. The Central Sierra Continuum of Care (CSCoC) #CA-526, is a local planning body that provides leadership and coordination on the issues of homelessness and poverty in Amador County. The mission of the CSCoC is to coordinate and plan services and initiatives surrounding homelessness, ensuring that knowledge is shared, relationships are built, and common goals are reached. The CSCoC is also responsible for obtaining federal funding for local programs.

As the primary coordinating body for homeless issues and assistance for a geographic area encompassing the entire county, the CSCoC accomplishes a host of activities and programs vital to the community, including an annual point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless, tracking homeless demographics using local service providers throughout the calendar year, and an annual action plan that helps direct community resources and actions in the form of comprehensive programs and activities.

Homeless Estimates
According to the CSCoC, an estimate of the County’s homeless population was undertaken in concert with the requirements of the U.S. Department of Housing and Urban Development (HUD). Those mandates require that a point-in-time study be taken. This study allows service agencies and local governments to spot trends in homelessness and to evaluate the success of existing programs. It is also a tool for agencies and their partners to plan for programs and services to meet the needs of homeless individuals and families in the community and to use in applying for grant and other funding.

The CSCoC conducted its 2022 Homeless Count in January 2022. The Homeless Count, also known as the Point-in-Time (PIT) Count, is a survey of individuals and families identified as experiencing sheltered or unsheltered homelessness within the boundaries of Amador County on a single night in January. While CSCoC conducted the majority of count activities on January 27, 2022, additional count activities occurred over the course of the 7 days fallowed enumerators several days to ensure a complete canvassing of the community. The primary drawback to the “post-night count” approach is that it increases the chances of double counting. In an effort to avoid double counting, enumerators collected the initials as well as birth month and year of each participant.

The 2022 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.

Table II-21. Homelessness in Amador County (2022 and 2019) HPAC PIT Count Amador County
Sheltered Unsheltered Total
Homeless PIT County 2022 27 157 184
Homeless PIT Count 2019 44* 180 224
*Includes persons identified as “couch surfing”
Source: CSCoC 2019 PIT Report
Additional demographics for the 184 homeless individuals countywide are shown below in Table II-22. Of the 184 homeless individuals countywide, 88 individuals are chronically homeless, 22 individuals are veterans, 6 are between 18 to 24 years old, 56 experienced domestic violence, 31 have substance abuse disorder, and 45 have mental illness; it is noted that these characteristics are not discrete and there is overlap between these groups. HUD defines a chronically homeless individual as someone who has experienced homelessness for a year or longer, or has experienced at least 4 episodes of homelessness in the last 3 years and also has a diagnosed disability that prevents them from maintaining work or housing.

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Table II-22. Amador County Homeless Characteristics (2022) Homeless Profile
Sheltered Unsheltered Combined
Male 15 91 106
Female 12 64 86
Unknown - - -
Additional Demographics
Chronically Homeless 3 85 88
Veteran 6 16 22
Domestic Violence 3 53 56
Mental Illness 5 40 45
Substance Abuse Disorder 0 31 31
Youth (18-24) 0 6 6
Children (<18) 0 0 0
Note: Sheltered/unsheltered counts do not always total 184 and there are discrepancies in the sheltered/unsheltered counts by categories.

Respondents may be included in more than 1 subset. For example: a respondent may be a Veteran and also Chronically Homeless.

Source: CSCoC 2022PIT Report
Emergency Shelters, Transitional, and Supportive Housing Resource Inventory
Homeless programs are primarily administered at the County-level through CSCoC. CSCoC maintains a list of services for homeless and low-income families. The most recent inventory of resources available within Amador County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2022 Housing Inventory reported to the U.S. Department of Housing and Urban Development by the CSCoC. Table II-23 below shows the total beds offered by homeless facilities in CSCoC region. As shown, 372 total beds were available countywide in 2019, which are described in greater detail in the following paragraphs. This information has not yet been updated for 2021 or 2022.

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Table II-23. Homeless Facilities (2019)
Tuolumne, Amador, Calaveras, Mariposa Counties CoC
Facility Type Family
Units
Family
Beds
Adult-Only
Beds
Total Year-Round
Beds Seasonal Overflow
Emergency Shelter 24 89 60 134 0 23
Transitional Housing 9 36 45 51 0 23
Permanent Supportive
Housing 6 15 15 46 n/a n/a
Rapid Rehousing 28 99 31 141 n/a n/a
Total Beds 67 239 42 372 n/a n/a
Source: HUD 2019 Continuum of Care Homeless Assistance Programs – Housing Inventory County CoC Number: CA-521 (Tuolumne, Amador, Calaveras, Mariposa Counties CoC). Url: https://files.hudexchange.info/reports/published/CoC_HIC_CoC_CA-526- 2019_CA_2019.pdf
According to the HUD 2019 Continuum of Care Housing Inventory County Report, which addresses the entire CSCoC region, and a review of facilities and programs specifically available within Amador County, a total of 36 year-round emergency shelter beds and 44 transitional housing beds are available to serve the homeless population.

Emergency Shelters
As described in Chapter III, an emergency shelter is housing with minimal supportive services for homeless persons that is limited to occupancy of 6 months or less. Eight emergency shelters are available to provide services in the CSCoC area.

Provider/Facility Community Total Beds
Amador Tuolumne Community Action Agency - Amador Emergency Shelter Jackson 18 Family beds; 5 Adult-Only beds
Operation Care - Safe House Jackson 13 Family beds
Transitional Housing
As described in Chapter III, transitional housing is rental housing requires the termination of assistance and recirculation of the assisted unit to another eligible program recipient after a pre-identified period of time that is no less than 6 months. Six transitional-housing providers were available to provide services in the CSCoC area, providing a total of 51 beds. The table below highlights the number of beds each of the transitional-housing providers in Amador County provided in 2019.

Provider/Facility Community Beds
New Hope Home Jackson 6 beds (women)
Center for a Nonviolent Community - CNVC Transitional Housing - 20 Family beds Victory Village, Inc. - Victory Village Amador Jackson 12 Adult-Only beds (veterans) Permanent Supportive Housing
As described in Chapter III, supportive housing is housing for homeless persons that has no limit on the length of stay and is linked to onsite or offsite supportive services to maximize the occupant’s ability to live and work in the community. In 2019, the CSCoC area had 1 permanent supportive housing provider.

Provider/Facility Community Beds
Amador-Tuolumne Community Action Agency - Amador Supportive Housing 0 2 Adult-Only beds
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Sierra HOPE Scattered sites 6 apartments (physical/mental disability)
Varley Village Jackson 33 Beds (12 units)
Rapid Re-Housing
In 2019, Amador County provided Housing Support Program rapid-rehousing services to a total of 31 households and authorized assistance for a total of 164 days of temporary shelter to assist families. In 2020, rapid re-housing services were funded through ATCAA to assist approximately 16 families with rent payments, 10 families with security deposits, and 28 families with motel vouchers.

Assessment of Need
Based on the 2022 PIT count, there are approximately 184 homeless persons in Amador County, including 157 without shelter.

The 2022 PIT count did not identify specific facilities that were counted and the total emergency shelter and transitional housing beds in the County exceed the sheltered homeless count. Based on the unsheltered homeless population count, there is a need for at least 157 emergency shelter beds. The Amador Tuolumne Community Action Agency (ATCAA) was contacted to identify estimates of unsheltered homeless by city and community, but ATCAA indicated this information was not collected as part of the 2022 PIT Count. Further, previous PIT Counts did not identify the number of homeless persons by jurisdiction.

To determine estimates of the homeless population by jurisdiction, ATCAA was contacted but does not collect nor maintain data at the individual jurisdiction level. A survey of management, planning, and law enforcement staff of the County and each city identified that Each jurisdiction worked with its local law enforcement agencies and local staff to estimate the number of unsheltered homeless persons on any given day. Based on this information, the unsheltered homeless population is estimated at:
• City of Amador City: No data provided.
• City of Ione: No unsheltered homeless individuals identified in the City on a given night. • City of Jackson: No data provided. Jackson does have a known homeless encampment at Detert Park. • City of Plymouth: No data provided.
• City of Sutter Creek: No unsheltered homeless individuals identified in the City on a given night. • Unincorporated Amador County: No data provided.

Based on the information provided by local agencies and the transient place of residence, the unsheltered homeless need is distributed among the local jurisdictions based on each jurisdiction’s share of the total County population:

Table II-244. Homeless Facilities (2019)Distribution by % of Population Jurisdiction
% of
Household
Population2021
Household
Population
Homeless
Distribution
by % of
Household
Population
Adjustment for Proximity to
County Services
Total
Unsheltered
Homeless Need
Amador City 1% 1
20% of
unincorporated
need allocated to
jurisdictions with
health and human
services offices
- 1
Ione 14% 21 - 21
Jackson 13% 21 20 41
Plymouth 3% 5 - 5
Sutter Creek 7% 11 - 11
Unincorporated Amador County 62% 98 -20 78
TOTAL 1004% 157 157
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Although there are fluctuations in the sheltered and unsheltered homeless counts, these figures demonstrate a demand for additional emergency shelters, transitional housing, and supportive housing. Reviewing the eligible populations for the County’s various shelter opportunities indicates 31 emergency shelter beds, 20 transitional housing beds, and 6 units are limited to occupancy by single adults with children or families with children. However, the majority of unsheltered persons were in households of adults only (146 or 93% of unsheltered homeless persons) and there are only 5 adult shelter beds and 12 adult transitional housing beds. This indicates that additional capacity is primarily needed for adult-only shelter opportunities.

The County received 17 responses to the Service Providers, Community Organizations, and Housing Developers/Providers Survey, with 10 respondents providing services to persons in need of emergency shelter and/or the homeless population.

The full survey data is provided in Appendix A. Survey feedback identified the following needs for homeless and at-risk households:

Primary Housing Type Needed (multiple choice top 4 responses – each had 5 votes) • 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 • Emergency shelter
• Transitional or supportive housing
Primary Housing Needs (multiple choice top 3 responses – each had 6-7 votes) • Assistance with being housed in an emergency shelter
• Assistance with being housed in transitional or supportive housing • General assistance with renting a home
Primary Barriers to Finding or Staying in Housing (common responses – see Appendix A for full list of responses) • Lack of affordable housing, including housing for families and families close to services and child care • High rents
Services Needed to Provide Housing or Improve Human Services (common responses – see Appendix A for full list of responses)
• More affordable housing and income assistance
• More apartments, transitional housing, and supportive housing with services • More rentals and landlords willing to work with roommate situations • Collaboration with the school district to better serve each community In June 2020, the Amador County Health and Human Services Department commissioned a 10-Year Plan to Address Homelessness for the purpose of detailing a focused and practical strategy for addressing the issue of homelessness in Amador County. The Plan builds and expands upon the initial work of the Amador Homeless Taskforce which began meeting on November 30th, 2017. The taskforce is made up of community members, people experiencing homelessness, professionals who serve or interact with those experiencing homelessness, including local government representatives, healthcare service providers, law enforcement representatives, and more. The 10-Year Plan is a threshold requirement of the State Housing and Community Development Department’s (HCD) “No Place Like Home” Program (NPLH). The 10-Year Plan identifies 6 priority areas:

Priority Area A: Continuum of Housing Solutions. This priority area includes x goals:
• Goal A-1: Expand Supply of Housing Units
• Goal A-2: Community Support for Housing Development
• Goal A-3: Transitional Housing
• Goal A-4: Landlord Engagement
• Goal A-5: Eviction Prevention
• Goal A-6: Supportive Services to Maintain Housing
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Priority Area B: Outreach and Crisis Intervention
• Goal B-1: Coordination and Collaboration
Priority Area C: Emergency Shelter and Day Services
• Goal C-1: Address Emergency Shelter Needs
Priority Area D: Health, Mental Health and Substance Use Disorder Services • Goal D-1: Access to Health and Mental Health Services] Priority Area E: Other Community Supports: Transportation, Legal Services, Education, etc. • Goal E-1: Transportation Services
Priority Area F: Strategy and Funding
• Goal F-1: Collect Accurate Information
• Goal F-2: Funding Opportunities
The Housing Plan includes programs to address needs of the homeless population, including coordination between jurisdictions and service providers and removal of constraints to emergency shelters, low-barrier navigational centers, transitional housing, and supportive housing for each jurisdiction.

E. HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Amador County’s physical housing stock. This includes an analysis of housing types, housing tenure, vacancy rates, housing conditions, and overcrowding.

1. HOUSING TYPE
As shown by Table II-25, in 2010 2000 there were 15,03514,845 housing units in Amador County. By 2010, the number increased to 18,032 units, most of which was due to single family construction. During this time period, the number of mobile homes also increased by 122 units resulting in an increase in the proportion of the total number of units. The DOF E-5 Report indicates that the number of total housing units in Amador County increased from 18,032 in 2010 to 18,381 in 2021, most of which was due to an increase in single family construction. Mobile homes increased by 15 units from 2010 to 2021, for a total of 1,432 mobile homes in 2021.

Table II-25. Housing Units by Type within Amador County Housing Units by Type 2000 2010 2021 Change
2010-2021
Amador County
Single Family Detached 12,189 14,755 15,068 23.6%
Single Family Attached 399 558 571 43.1%
2 to 4 Units 386 612 609 57.8%
5+ Units 576 690 701 21.7%
Mobile Homes 1,295 1,417 1,432 10.6%
Total: 15,035 18,032 18,381 22.3%
Amador City
Single Family Detached 76 90 92 21.1%
Single Family Attached 12 12 12 0.0%
2 to 4 Units 5 6 6 20.0%
5+ Units 0 0 0 -
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Mobile Homes 0 0 0 -
Total: 93 108 110 18.3%
Ione
Single Family Detached 895 1,447 1,628 81.9%
Single Family Attached 55 31 31 -43.6%
2 to 4 Units 66 0 0 -100.0%
5+ Units 89 104 104 16.9%
Mobile Homes 76 53 53 -30.3%
Total: 1,185 1,635 1,816 53.2%
Jackson
Single Family Detached 1,256 1,427 1,481 17.9%
Single Family Attached 123 134 134 8.9%
2 to 4 Units 163 288 288 76.7%
5+ Units 272 252 252 -7.4%
Mobile Homes 220 208 208 -5.5%
Total: 2,047 2,309 2,363 15.4%
Plymouth
Single Family Detached 258 275 290 12.4%
Single Family Attached 22 30 30 36.4%
2 to 4 Units 23 23 16 -30.4%
5+ Units 25 25 25 0.0%
Mobile Homes 59 140 139 135.6%
Total: 438 493 500 14.2%
Sutter Creek
Single Family Detached 747 796 804 7.6%
Single Family Attached 106 81 94 -11.3%
2 to 4 Units 45 136 140 211.1%
5+ Units 144 243 254 76.4%
Mobile Homes 73 111 112 53.4%
Total: 1,115 1,367 1,404 25.9%
Unincorporated Amador County
Single Family Detached 8,957 10,720 10,773 20.3%
Single Family Attached 81 270 270 233.3%
2 to 4 Units 84 159 159 89.3%
5+ Units 46 66 66 43.5%
Mobile Homes 867 905 920 6.1%
Total: 10,157 12,120 12,188 20.0%
Source: DOF E-5 Report 2010, DOF E-5 Report 2021. US Census 2000(Table DP4).

2. HOUSING TENURE
Tenure in relation to housing units or households refers to the status of occupancy of a housing unit and whether it is an owner-occupied or a rental unit and, similarly, to the status of occupancy of a household (whether the household owns or rents their home). Figure II-2 below compares the distribution of households by tenure in Amador County, each city, and the AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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unincorporated area between 2010 and 2019. Of the total occupied housing units in 2010, 76.5% (111,165 units) were owneroccupied and 23.5% (3,429 units) were renter households. In 2019, the distribution of occupied housing units in Amador County slightly increased with 77.3% (11,372 units) of the occupied housing units as owner-occupied and 22.7% (3,343 units) as rental units. This is noteworthy when addressing viable strategies to expand the range of affordable housing in the rural areas.

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Figure II-2A. Distribution of Households by Tenure – Amador County (2010, 2019) Figure II-2B. Distribution of Households by Tenure – Amador City (2010, 2019) Figure II-2C. Distribution of Households by Tenure – Ione (2010, 2019) 11,165
3,429
11,372
3,343
0 2,000
4,000
6,000
8,000
10,000
12,000
Owner Occupied Renter Occupied
2019 2010
28 46
42 25
0 5
10 15
20 25
30 35
40 45
50 Owner Occupied Renter Occupied
2019 2010
1,459
476
1,048
375
0 200
400
600
800
1,000
1,200
1,400
1,600
Owner Occupied Renter Occupied
2019 2010
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Figure II-2D. Distribution of Households by Tenure – Jackson (2010, 2019) Figure II-2E. Distribution of Households by Tenure – Plymouth (2010, 2019) Figure II-2F. Distribution of Households by Tenure – Sutter Creek (2010, 2019) 1,310
800
1,047
960
0 200
400
600
800
1,000
1,200
1,400
Owner Occupied Renter Occupied
2019 2010
208
124
214
151
0 50
100
150
200
250
Owner Occupied Renter Occupied
2019 2010
568
628
664
622
520
540
560
580
600
620
640
660
680
Owner Occupied Renter Occupied
2019 2010
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Figure II-2G. Distribution of Households by Tenure – Unincorporated Amador County (2010, 2019)
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates (B25003)

3. VACANCY RATES
The vacancy rate in a community indicates the percentage of units that are vacant and for rent/sale at any single point in time.

It is desirable to have a vacancy rate that offers a balance between a buyer and a seller. Vacancy rates often are a key indicator of the supply of affordable housing options, both for ownership and rental purposes. Housing literature suggests that a vacancy rate in the range of 2–3% for owner-occupied housing is considered desirable while for rental housing the desirable range is 5–6%. Table II-26 indicates the vacant housing stock by type in Amador County as listed in the ACS 2015-2019 5-Year Community Survey. The 2019 ACS data indicates that there were 3,785 vacant units (20.6%) in Amador County. Of the total vacant units, the majority of vacant units are not available for permanent occupancy, with 2,294 units (60.6%) classified as for seasonal, recreational, or occasional use and 660 units (17.4%) classified as other vacant. Vacant units available for sale or rent included 5.9% (222 units) for rent and 296 (7.8%) for sale. In all jurisdictions except Jackson, the majority of vacancies were in the for seasonal, recreational, or occasional use or other vacant categories, with 30.4% of vacancies in Amador City available for rent or for sale, 23.8% in Ione, 14.9% in Plymouth, 11.1% in Sutter Creek, and 7.9% in the unincorporated areas.

Table II-26. Vacancy by Type in Amador County (2019)
Housing Type
Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
# % # % # % # % # % # % # %
Total Vacant Units 3,785 100.0% 33 100.0% 327 100.0% 242 100.0% 101 100.0% 126 100.0% 2,956 100.0% For Rent 222 5.9% 5 15.2% 55 16.8% 90 37.2% 15 14.9% 0 0.0% 57 1.9% Rented, Not
Occupied 19 0.5% 0 0.0% 0 0.0% 0 0.0% 8 7.9% 11 8.7% 0 0.0% For Sale 296 7.8% 5 15.2% 23 7.0% 74 30.6% 0 0.0% 14 11.1% 180 6.1% Sold, Not Occupied 294 7.8% 0 0.0% 53 16.2% 0 0.0% 14 13.9% 0 0.0% 227 7.7% For Seasonal,
Recreational, or
Occasional Use
2,294 60.6% 18 54.5% 116 35.5% 51 21.1% 38 37.6% 77 61.1% 1,994 67.5% Other Vacant 660 17.4% 5 15.2% 80 24.5% 27 11.2% 26 25.7% 24 19.0% 498 16.8% Source: ACS 2015-2019 (B25004)
7,592
1,355
8,357
1,210
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
Owner Occupied Renter Occupied
2019 2010
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Table II-27 compares the vacancy status of housing in Amador County, each city, and the unincorporated area in 2010, 2015, and 2019. Amador County showed an overall increase in vacancy rate between 2010 to 2019 from 17.4% to 20.6%. The other vacancy rate column represents the vacancy rate for all seasonal, recreational, and occasional use units, migrant units, and units classified as other vacant units by the ACS. It should be noted that the overall vacancy rate without all other vacant types is only 4.5% in Amador County, which reflects a need for both rental and owner-occupied housing production to increase the vacancy rates to the desired range of 2–3% for owner-occupied housing and 5–6% for rental housing.

Table II-27. Vacancy Rates in Amador County (2010, 2015, and 2019) Year Total Housing
Units
Occupied
Housing Units
Vacant
Housing
Units
Overall
Vacancy
Rate
Homeowner
Vacancy Rate
Rental
Vacancy Rate
Other
Vacancy
Rates
Amador County
2010 17,823 14,715 3,108 17.4% 1.0% 2.3% 14.2%
2015 18,184 13,925 4,259 23.4% 3.0% 2.6% 17.8%
2019 18,246 14,844 3,402 18.6% 2.9% 1.0% 14.7%
Amador City
2010 91 67 24 26.4% 0.0% 3.3% 23.1%
2015 103 84 19 18.4% 0.0% 0.0% 18.4%
2019 90 62 28 31.1% 6.7% 6.7% 17.8%
Ione
2010 1,583 1,423 160 10.1% 0.0% 6.1% 4.0%
2015 3,122 2,810 312 10.0% 2.9% 2.1% 5.0%
2019 3,543 3,380 163 4.6% 0.6% 0.0% 4.0%
Jackson
2010 2,378 2,007 371 15.6% 5.3% 3.7% 6.5%
2015 2,310 1,884 426 18.4% 7.1% 5.4% 6.0%
2019 2,369 2,133 236 10.0% 2.9% 4.8% 2.2%
Plymouth
2010 471 365 106 22.5% 2.8% 1.3% 18.5%
2015 428 295 133 31.1% 4.4% 9.6% 17.1%
2019 448 364 84 18.8% 2.0% 1.8% 15.0%
Sutter Creek
2010 1,394 1,286 108 7.7% 0.0% 4.8% 2.9%
2015 1,271 1,067 204 16.1% 3.5% 3.8% 8.8%
2019 1,383 1,270 113 8.2% 0.9% 0.0% 7.2%
Unincorporated
2010 11,906 9,567 2,339 19.6% 0.3% 1.2% 18.2%
2015 10,950 7,785 3,165 28.9% 2.1% 1.8% 25.0%
2019 10,413 7,635 2,778 26.7% 4.0% 0.5% 22.2%
Source: ACS 2010, 2011-2015, 2015-2019 5 Year Estimates (Tables B25002 and B25004)

4. HOUSING AGE AND CONDITIONS
Related to the condition of the housing stock in Amador County is the age of the housing units. Generally, structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Unless properly maintained, homes older than 50 years may require major renovation to remain in a good, livable condition. Figure II-3 illustrates the age of the housing stock in Amador County.

AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Figure II-3A. Age of Housing Stock – Amador County (2019) Source US Census Bureau, ACS 2015-2019 (DP04)
Figure II-3B. Age of Housing Stock – Amador City (2019) Source US Census Bureau, ACS 2015-2019 (DP04)
Figure II-3C. Age of Housing Stock – Ione (2019)
Source US Census Bureau, ACS 2015-2019 (DP04)

1.4%

2.5%

19.2%

12.7%

18.4%

22.3%

7.4%

3.9%

3.0%

9.1%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0%
Built 2014 or later
Built 2010 to 2013
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier

6.7%

0.0%

14.4%

4.4%

24.4%

10.0%

0.0%

6.7%

2.2%

31.1%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0%
Built 2014 or later
Built 2010 to 2013
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier

1.3%

9.8%

31.3%

13.2%

9.1%

8.2%

5.8%

5.4%

3.6%

12.3%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0%
Built 2014 or later
Built 2010 to 2013
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Figure II-3D. Age of Housing Stock – Jackson (2019)
Source US Census Bureau, ACS 2015-2019 (DP04)
Figure II-3E. Age of Housing Stock – Plymouth (2019)
Source US Census Bureau, ACS 2015-2019 (DP04)
Figure II-3F. Age of Housing Stock – Sutter Creek (2019) Source US Census Bureau, ACS 2015-2019 (DP04)

0.5%

0.0%

19.9%

7.7%

21.5%

20.5%

6.2%

4.9%

4.9%

13.8%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0%
Built 2014 or later
Built 2010 to 2013
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier

4.7%

0.0%

14.7%

10.0%

26.1%

19.9%

6.0%

4.2%

1.8%

12.5%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0%
Built 2014 or later
Built 2010 to 2013
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier

0.0%

2.2%

12.4%

8.6%

12.6%

17.0%

16.8%

4.5%

4.9%

21.0%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0%
Built 2014 or later
Built 2010 to 2013
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Figure II-3G. Age of Housing Stock – Unincorporated Amador (2019) Source US Census Bureau, ACS 2015-2019 (DP04)
Housing Conditions
Limited data is available from the ACS that can be used to infer the condition of Amador County’s housing stock. The ACS data identifies whether housing units have complete plumbing and kitchen facilities and whether units lack a source of household heat. Generally, only a very small percentage of all housing units in Amador County lack complete plumbing facilities or kitchen facilities (see Table II-28). Most of these indicators do not reveal any significant needs associated with housing conditions. However, it is worth noticing that, in 2019, 8.9% of housing units in Sutter Creek lack complete kitchen facilities. Additionally, countywide, 12.6% of housing units rely on wood fuel or do not have a heating source. Unincorporated areas of Amador County has a significant higher percentage of housing units rely on wood fuel or do not have a heating sources at 19.6%, which may reveal needs associated with the housing conditions.

Table II-28: Age of Amador County Housing Stock & Conditions (2019) Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
Housing
Stock
Indicators
# % # % # % # % # % # % # %
Total
Housing
Units
18,246 100.0% 90 100.0% 3,543 100.0% 2,369 100.0% 448 100.0% 1,383 100.0% 10,413 100.0% Built 1970 or
earlier 4,288 23.5% 36 40.0% 959 27.1% 707 29.8% 110 24.6% 652 47.1% 1,824 17.5% Units Lacking
Complete
Plumbing
Facilities
37 0.2% 0 0.0% 0 0.0% 0 0.0% 1 0.2% 0 0.0% 36 0.3%
Units Lacking
Complete
Kitchen
Facilities
151 0.8% 0 0.0% 0 0.0% 0 0.0% 1 0.2% 123 8.9% 27 0.3%
No house
heating fuel
or wood fuel
only
2,294 12.6% 6 6.7% 68 1.9% 79 3.3% 45 10.0% 60 4.3% 2,036 19.6%

1.7%

0.7%

16.1%

14.4%

21.2%

28.4%

7.2%

3.1%

2.2%

5.0%

0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0%
Built 2014 or later
Built 2010 to 2013
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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No Phone
Service
Available
177 1.0% 0 0.0% 0 0.0% 0 0.0% 4 0.9% 20 1.4% 153 1.5%
Source: US Census ACS, 2015-2019 (Table DP04)
Since housing stock age and condition are generally correlated, an ACS variable that provides an indication of housing conditions is the age of a community’s housing stock. Most of the housing units in Amador County (12,226 or 66.5%) were built before 1990 with 25.3% or 4,643 units built before 1970 and 41.3% or 7,583 built between 1970 to 1990. Over 19.4% of Amador County’s housing stock was built after 2000 and another 14.1% was built between 1990 and 1999. These statistics reflect tremendous growth in the area during the 1970s and 1980s. The age of housing stock often indicates the potential for a unit to need rehabilitation or significant maintenance. As shown in Figure II-3 on the previous page, most of the Amador County’s housing stock is more than 30 years old (approximately 66.5%) and a 25.3% is over 50 years old, meaning these units may need moderate 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.

To identify local housing conditions, Community Development, Planning, and Building Department staff from each local jurisdiction were asked to identify housing conditions, including the overall condition of the housing stock and concentrated areas with housing in need of repair.

Amador City: Amador City did not identify any 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 all developed areas of the City. Respondents from Amador City to the Housing Needs and Priorities Survey (Appendix B) indicated that units are primarily in excellent condition (50%) or in need of moderate (e.g., one or more modest rehabilitation improvements, such as new roof, new siding, etc.) repair (50%). However, 33% of respondents also indicated that their home is in poor condition and needs repair. Overall, it is estimated that approximately 8-10% of the housing stock needs moderate to substantial rehabilitation and 2-5% of the housing stock may need replacement.

Ione: The City’s housing stock is generally in sound to excellent condition. Respondents from Ione to the Housing Needs and Priorities Survey (Appendix B) indicated that units are primarily in excellent condition (87%) or in need of moderate (e.g., one or more modest rehabilitation improvements, such as new roof, new siding, etc.) repair (13%). No respondents indicated that their home is in poor condition and needs repair. This reflects that much of the City’s housing stock was constructed in the last 25 years and is in sound condition with minimal need for repair. However, the City’s housing stock that is approximately 30 years or older does include units that are in need of roof repair or replacement (roughly 30% of units more than 30 years old), energy-efficient windows (roughly 50% of units more than 30 years old), and siding repair or replacement (roughly 20% of units more than 30 years old). While most homes do not require complete electrical upgrades, it is anticipated that about 10% to 25% of the City’s housing could use improvements to the electrical systems, including grounded outlets and improvements to bring the electrical systems to current code requirements. Approximately 300 units or about 8% of the City’s housing stock is estimated to require substantial rehabilitation (significant repairs or complete replacement of 4 or more major components such as roofs, windows, siding, electrical system, plumbing and/or foundation. While no individual units have been identified as dilapidated, there is the potential for inspection of individual units to identify the need for repairs that cannot be identified from the street view of a home, such as the need for electrical panel replacement, dry rot leading to significant siding, doorframe and sill replacement, foundation issues that require an engineer to identify, etc. It is anticipated that less than 40 units in the City would be considered dilapidated or in need of replacement. Areas of the City higher need for investment in the rehabilitation and repair of units include the Downtown and surrounding neighborhoods generally south of Dry Creek, from Depot Road to the east to S. Summit Street and Beacon Road to the West, the area north of W. Marlette Street that is east of the Ione Wastewater Treatment Plant, and areas along Preston Ave south of Waterman Road and Craig Street.

Jackson: The City of Jackson 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 Jackson to the AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Housing Needs and Priorities Survey (Appendix B) indicated that units are primarily in excellent condition (55%) and that the remaining units need various degrees of repair, including 26% in minor condition with need for minor repairs, 16% in need of moderate repair (e.g., one or more modest rehabilitation improvements, such as new roof, new siding, etc.), and 3% that are dilapidated and require replacement. Additionally, 24% of respondents indicated that their home is in poor condition and needs repair. Overall, it is estimated that approximately 15-20% of the housing stock needs moderate repair to substantial rehabilitation and 3-6% of the housing stock may need replacement.

Plymouth: The City of Plymouth 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 Plymouth to the Housing Needs and Priorities Survey (Appendix B) indicated that units are primarily in excellent condition (57%) and that the remaining units need various degrees of repair, including 14% in minor condition with need for minor repairs, 29% 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, 25% of respondents also indicated that their home is in poor condition and needs repair. Overall, it is estimated that approximately 25-35% of the housing stock needs moderate to substantial rehabilitation and 2-4% of the housing stock may need replacement.

Sutter Creek: 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.

Unincorporated Amador County: Amador County did not identify any areas of the unincorporated County with concentrations of housing that is in need of repair and it is anticipated that homes in need of repair are distributed primarily throughout the communities as well as the more rural/remote areas of the unincorporated County. Respondents from unincorporated Amador County to the Housing Needs and Priorities Survey (Appendix B) indicated that units are primarily in excellent condition (61%) and that the remaining units need various degrees of repair, including 26% in minor condition with need for minor repairs, 5% in need of moderate repair (e.g., one or more modest rehabilitation improvements, such as new roof, new siding, etc.), 8% in need of substantial repair, and none that are dilapidated and require replacement. Further, 19% of respondents also indicated that their home is in poor condition and needs repair. Overall, it is estimated that approximately 15-25% of the housing stock needs moderate to substantial rehabilitation and 2-4% of the housing stock may need replacement.

Overcrowding
Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. The U.S. Census Bureau defines overcrowding as a household that lives in a dwelling unit with an average of more than 1.0 person per room, excluding kitchens and bathrooms. A severely crowded housing unit is occupied by 1.5 persons or more per room. 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. 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.

Overcrowded households in Amador County do not appear to be significant compared to the State and surrounding areas.

According 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. Table II-29 provides information on overcrowded housing Countywide and for each city and the unincorporated area.

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OVERCROWD
Table II-29. Overcrowded Housing in Amador County (2019) – by % of units occupied Amador County Amador City Ione Jackson Plymouth Sutter Creek Unincorporated # % # % # % # % # % # % # %
Owner Occupied: 11,165 76.5% 28 37.8% 1,459 75.4% 1,310 62.1% 208 62.7% 568 47.5% 7,592 84.9% 0.5 or less occupants per room 8,963 80.3% 22 78.6% 1,341 91.9% 1,112 84.9% 160 76.9% 454 79.9% 5,874 77.4% 0.51 to 1 occupant per room 1,994 17.9% 6 21.4% 118 8.1% 198 15.1% 45 21.6% 109 19.2% 1,518 20.0% 1.01 to 1.5 occupants per room 171 1.5% 0 0.0% 0 0.0% 0 0.0% 3 1.4% 5 0.9% 163 2.1%

1.51 to 2.0 occupants per room
0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0%

2.01 or more occupants per room
37 0.3% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 37 0.5%
Owner Occupied Overcrowded (1.01+) 208 1.9% 0 0.0% 0 0.0% 0 0.0% 3 1.4% 5 0.9% 200 2.6% Owner Occupied Severely Overcrowded (1.5+) 37 0.3% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 37 0.5% Renter Occupied: 3,429 23.5% 46 62.2% 476 24.6% 800 37.9% 124 37.3% 628 52.5% 1,355 15.1% 0.5 or less occupants per room 1,979 57.7% 12 26.1% 283 59.5% 512 64.0% 70 56.5% 336 53.5% 766 56.5% 0.51 to 1 occupant per room 1,281 37.4% 34 73.9% 193 40.5% 270 33.8% 39 31.5% 195 31.1% 550 40.6% 1.01 to 1.5 occupants per room 128 3.7% 0 0.0% 0 0.0% 18 2.3% 15 12.1% 60 9.6% 35 2.6%

1.51 to 2.0 occupants per room
41 1.2% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 37 5.9% 4 0.3%

2.01 or more occupants per room
0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
Renter Occupied Overcrowded (1.01+) 169 4.9% 0 0.0% 0 0.0% 18 2.3% 15 12.1% 97 15.4% 39 2.9% Renter Occupied Severely Overcrowded (1.5+) 41 1.2% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 37 5.9% 4 0.3% Total Units 14,594 100.0% 74 100.0% 1,935 100.0% 2,110 100.0% 332 100.0% 1,196 100.0% 8,947 100.0% Total Overcrowded 377 6.8% 0 0.0% 0 0.0% 18 2.3% 18 13.5% 102 16.3% 239 5.5% Total Severely Overcrowded 78 1.5% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 37 5.9% 41 0.8% Source: ACS 2015-2019 (Table B25014) AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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F. HOUSING COSTS AND AFFORDABILITY

1. HOUSING PRICES AND TRENDS
As indicated by Table II-30, housing costs changed for some more than others in Amador County and its cities through the years 2000 – 2019. From 2010 to 2019, renters saw a rent increase of 4.2 % while homeowners experienced a 12.4% decrease in housing costs. From 2010 to 2019, renters in Plymouth experienced the highest increase in housing costs at 29.7% and renters in Amador City saw the highest decrease in housing costs at 13.8%. In the same period, homeowners in Plymouth experienced the highest increase in housing costs at 60.6% and renters in Sutter Creek saw the highest decrease in housing costs at 37.5%.

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 communities are generally affordable to moderate and above moderate income households, with some units in the County, including in Jackson, Plymouth, Pioneer, and Lake Camanche, affordable to low income households. Rental rates are summarized below by community:
• Amador City – 1 3 bedroom unit, $2,600 (Above Moderate) • Ione – 4 units ranging from $2,200 for a 2 bedroom (Moderate), $1,995- $2,400 for 3 bedrooms (Moderate and higher), and $2,800 for a 4 bedroom (Above Moderate)
• Jackson – 6 units ranging from $900-$1,300 for a 1 bedroom (Low and higher), $1,300-$1,495 for a 2 bedroom (Moderate and higher)), and $2,300 for a 3 bedroom (Moderate and higher) • Plymouth – 3 units ranging from $800 for a 1 bedroom (Low and higher), $2,000 for a 2 bedroom (Moderate and higher), and $2,900 for a 4 bedroom (Above Moderate)
• Sutter Creek – 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)
• Pine Grove (unincorporated) – 1 1 bedroom unit, $1,500 (Moderate and higher) • Pioneer (unincorporated) – 4 units ranging from $1,250 for a 1 bedroom (Low/Moderate and higher), $1,490-$1,725 for a 3 bedroom (Low and higher), and $1,895 for a 4 bedroom (Moderate and higher) • Jackson area (unincorporated) – 2 units ranging from $1,050 for a 1 bedroom (Low/Moderate and higher) to $1,600 for a 2 bedroom (Moderate and higher)
• Lake Camanche (unincorporated) – 1 2 bedroom unit, $900 (Low and higher) • Volcano (unincorporated) – 1 1 bedroom unit, $1,100 (Moderate and higher) Table II-30. Median Homeowner/Renter Costs (2010-2019) - Amador County Cost Type
Year % Change
2010 2015 2019 2010-2019
Amador County
Median Monthly Ownership Cost 1,359 1,071 1,191 -12.4%
Median Gross Rent* 1,059 1,047 1,103 4.2%
Amador City
Median Monthly Ownership Cost 1,219 1,042 1,000 -18.0%
Median Gross Rent* 986 864 850 -13.8%
Ione
Median Monthly Ownership Cost 1,676 1,353 1,399 -16.5%
Median Gross Rent* 1,216 1,019 1,051 -13.6%
Jackson
Median Monthly Ownership Cost 851 918 1,019 19.7%
Median Gross Rent* 875 997 1,029 17.6%
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Plymouth
Median Monthly Ownership Cost 775 1,142 1,245 60.6%
Median Gross Rent* 891 962 1,156 29.7%
Sutter Creek
Median Monthly Ownership Cost 1,559 1,000 975 -37.5%
Median Gross Rent* 1,104 1,013 1,044 -5.4%
*Not adjusted for inflation
Source: American Community Survey Table S2503 and Table DP04.

Table II-31 indicates median housing value for homes in Amador County by zip code. Value is defined as the amount for which property, including house and lot, would sell if it were on the market at a given point in time. As shown in Table II-31, the median value for housing units varies throughout Amador County. For example, as of October 2021, the median home value in Plymouth was $528,718, while the median home value of River Pines was $195,882. The largest increase in median home value between 2017 and 2021 was seen in the community of River Pines, where the median home value increased from $125,363 in 2017 to $195,882 in 2021 (or by 56.3%). The overall median home value in Amador County has seen a consistent increase over the past 5 years, increasing from $301,273 in 2017 to $397,633 in 2021.

Table II-31. Median Home Values (2017-2021) – Amador County by Zip Code Location
Median Home Values % Change
2017 2018 2019 2020 20211 2017–2021
95640 / Ione $315,072 $332,636 $340,335 $358,935 $421,707 +33.8% 95642 / Jackson $321,097 $336,720 $341,845 $358,659 $418,657 +30.4% 95666 / Pioneer $247,990 $260,655 $264,439 $279,839 $329,523 +32.9% 95685 / Sutter Creek $352,282 $368,451 $376,876 $392,768 $462,201 +31.2% 95665 / Pine Grove $305,311 $320,689 $326,627 $340,965 $399,906 +31.0% 95669 / Plymouth $395,230 $415,524 $420,405 $445,167 $528,718 +33.8% 95689 / Volcano $300,858 $316,029 $321,583 $335,374 $394,483 +31.1% 95629 / Volcano $351,896 $370,586 $373,044 $393,969 $484,650 +37.7% 95656 / Plymouth $353,045 $441,320 $417,056 $363,677 $425,779 +20.6% 95675 / River Pines $125,363 $140,382 $139,511 $154,007 $195,882 +56.3% 95601 / Amador City $349,893 $364,630 $372,813 $392,591 $451,366 +29.0% 95699 / Plymouth $329,139 $347,954 $351,576 $380,394 $421,623 +28.1% Amador County $301,273 $316,681 $322,330 $338,707 $397,633 32.0% 1) Median home value as of October 2021
Source: Zillow.com
Table II-32 indicates the value of owner-occupied housing units as reported on the ACS within Amador County, each city, and the unincorporated area in 2019. Of the 11,165 owner-occupied units, 853 (7.6%) were less than $100,000, 1,439 (12.9%) were in the $100,000 to $199,999 price range, 2,899 (26.0%) were in the $200,000 to $299,999 price range, and 4,253 (38.1%) were in the $300,000 to $499,999 range. Additionally, there were 1,462 units (13.1%) valued in the $500,000 to $999,999 price range and 259 units (2.3%) valued in the $1,000,000 or more price range.

Table II-32. Value of Owner-Occupied Housing Units (2019) – Amador County Amador
County
Amador
City Ione Jackson Plymouth Sutter Creek Unincorporated
Value # % # % # % # % # % # % # %
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Less than
$50,000 309 2.8% 0 0.0% 25 1.7% 48 3.7% 20 9.6% 5 0.9% 211 2.8% $50,000 to
$99,000 544 4.9% 0 0.0% 131 9.0% 149 11.4% 4 1.9% 21 3.7% 239 3.1% $100,000 to
$149,999 643 5.8% 0 0.0% 62 4.2% 242 18.5% 4 1.9% 40 7.0% 295 3.9% $150,000 to
$199,999 796 7.1% 5 17.9% 77 5.3% 50 3.8% 34 16.3% 34 6.0% 596 7.9% $200,000 to
$299,999 2,899 26.0% 0 0.0% 360 24.7% 325 24.8% 97 46.6% 122 21.5% 1,995 26.3% $300,000 to
$499,999 4,253 38.1% 16 57.1% 697 47.8% 411 31.4% 27 13.0% 208 36.6% 2,894 38.1% $500,000 to
$999,999 1,462 13.1% 7 25.0% 90 6.2% 54 4.1% 22 10.6% 120 21.1% 1,169 15.4% $1,000,000 or
more
259 2.3% 0 0.0% 17 1.2% 31 2.4% 0 0.0% 18 3.2% 193 2.5% Total 11,165 100.0% 28 100.0% 1,459 100.0% 1,310 100.0% 208 100.0% 568 100.0% 7,592 100.0% Source: U.S. Census (2015-2019 ACS Table DP04)
Single Family Units
Table II-33 indicates the median sales price of single family housing units throughout Amador County in September 2020 and September 2021. Jackson saw the largest increase in median sales price than any other jurisdiction in Amador County and had the highest median sales price in September2021. In Amador County, the median sales price of a single-family home in September 2021 was $395,000 or about 18.6% higher than the median sales in September 2020 of $333,000.

Table II-33. Sales Price by Jurisdiction and Community – Amador County City/Area Median Sales Price 2020 Median Sales Price 2021 Percent Change Amador County $333,000 $395,000 18.6%
Cities
Amador City n/a $300,000 n/a
Ione $330,000 $427,500 29.5%
Jackson $355,750 $555,000 56.0%
Plymouth $300,000 $323,500 7.8%
Sutter Creek $375,000 $487,500 30.0%
Unincorporated Communities
Pine Grove $325,500 $450,000 38.2%
Pioneer $249,000 $349,000 40.2%
River Pines n/a $250,000 n/a
Volcano $337,500 $505,000 49.6%
Source: CoreLogic California Home Sale Activity September 2021 Mobile Homes
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in Amador County in 2019 was $91,600 (US Census Bureau, ACS 2015-2019 Table B25083). Overall, there are 1,432 mobile homes in all of Amador County. (DOF, Table E-5, 1/1/2021). As shown by Table II-34, there are 25 mobile home parks in Amador County with a total of 1,243 permitted Mobile Home spaces.

AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Table II-34. Mobile Home Parks - Amador County
Name Mobile Home Spaces Location
Pine Grove Mobilehome Estates 74 Pine Grove
Ione Mobile Home Park 49 Ione
Forest Point Manufactured Housing Community - 1 20 Pine Grove Pioneer Trailer Park 9 Pioneer
Gold Oaks Mobile Home Park 24 Martell
Gold Country Campground LLC 12 Pine Grove
Sutter Pines 11 Jackson
Ok Corral Trailer Park 6 Pioneer
Hidden Creek Mobilehome Park 5 Pioneer
Buckhorn Community 48 Pioneer
Bear River Resort 4 Pioneer
Camanche North Shore Recreation Area 146 Ione
Lake Amador Resort 4 Ione
Moriah Heights Mobile Village 18 Plymouth
Rancho Del Oro 23 Plymouth
Pardee Recreation Area 6 Ione
Forest Pines Manufactured Housing Community - 2 29 Pine Grove Pioneer Creek Mobilehome Community 64 Pioneer
Highlands Mobilehome Park 59 Jackson
49er Village RV Resort 2 Plymouth
The Oaks Community Association 209 Ione
Meadow Pines Estates Mobilehome Park 50 Pioneer
Rollingwood Estates 219 Jackson
Plymouth Mobile Manor 32 Plymouth
Castle Village Mobile Home Park 120 Ione
Total Mobile Home Spaces in Amador County (Unincorporated): 1,243 Source: HCD 2021 Mobile Home Park Listings

2. HOUSING AFFORDABILITY
According to HCD and the U.S. Department of Housing and Urban Development (HUD), housing is considered affordable if a household spends no more than 30% of its income on housing. Table II-35 identifies housing affordability levels, including gross rents and home purchase price, by family size based on HCD’s 2021 Income Limits for Amador County.

Table II-35. Ability to Pay for Housing Based on Income Group/Household Size (Community 2021) * Number of Persons 1 2 3 4 5 6
Extremely Low-Income Households - 30% of Median Household Income Income Level $16,550 $18,900 $21,960 $26,500 $31,040 $35,580 Monthly Income $1,379 $1,575 $1,830 $2,208 $2,587 $2,965 Max. Monthly Gross Rent** $414 $473 $549 $663 $776 $890 Max. Purchase Price*** $62,666 $70,879 $81,574 $97,441 $113,308 $129,175 Very Low-Income Households - 50% of Median Household Income AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Income Level $27,550 $31,500 $35,450 $39,350 $42,500 $45,650 Monthly Income $2,296 $2,625 $2,954 $3,279 $3,542 $3,804 Max. Monthly Gross Rent** $689 $788 $886 $984 $1,063 $1,141 Max. Purchase Price*** $105,936 $119,741 $133,546 $147,176 $158,185 $169,194 Low-Income Households - 80% of Median Household Income
Income Level $44,100 $50,400 $56,700 $62,950 $68,000 $73,050 Monthly Income $3,675 $4,200 $4,725 $5,246 $5,667 $6,088 Max. Monthly Gross Rent** $1,103 $1,260 $1,418 $1,574 $1,700 $1,826 Max. Purchase Price*** $169,476 $191,608 $213,740 $235,696 $253,437 $271,178 Moderate-Income Households - 120% of Median Household Income Income Level $66,100 $75,550 $85,000 $94,450 $102,000 $109,550 Monthly Income $5,508 $6,296 $7,083 $7,871 $8,500 $9,129 Max. Monthly Gross Rent** $1,653 $1,889 $2,125 $2,361 $2,550 $2,739 Max. Purchase Price*** $257,785 $291,154 $324,523 $357,893 $384,553 $411,213 Notes:
*Based on Amador County FY 2020 Annual Median Income (household) **Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner’s insurance.
***Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30-year fixed loan, Down payment: $5,000 – extremely low, $10,000 – very low; $15,000 - low, $25,000 – moderate, property tax, utilities, and homeowners insurance as 30% of monthly housing cost (extremely low/very low), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate).

Closing costs: 3.5% (extremely low/very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4 person, Low-Income Household

1. Annual Income Level: $62,950

2. Monthly Income Level: $62,950/12 = $5,245.83

3. Maximum Monthly Gross Rent: $5,245.83 x .0.30 = $1,573.75 4 Max Purchase Price:
a. Gross monthly income = $5,245.83
b. Down Payment and Closing Costs $15,000; Closing Costs 3.0% c. Monthly housing costs $5,245.83 x .0.30 = $1,573.75
d. Principal and Interest plus utilities/taxes/mortgage/insurance: $1,133.10 + $440.65 = $1,573.75 Sources: HCD FY2021 State Income Limits, De Novo Planning Group Overpayment
A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30% of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. Table II-9 identifies overpayment levels by income range. As shown in Table II-9, approximately, 31.9% of all households in Amador County overpaid for housing. Owners were slightly more likely to overpay than renters; 11.7% of renter households paid more than 30% of their income for housing compared to 20.3% of owner households. Among all the incorporated jurisdictions, Jackson has the highest rate of overpayment, with 23.2% of renters and 20.5% of owners overpaid in 2019.

In general, overpayment disproportionately affects lower income households; 64.4% of lower income households (0-80% of AMI) and 80.7% of extremely low income households (0-30% of AMI) - paid more than 30% of their income for housing.

AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Affordability - Renters
Table II-36 identifies the Fair Market Rent (FMR) for Amador County in 2021 and 2022 as determined by HUD. HUD determines the FMR for an area based on the amount that would be needed to pay the rent (and utilities) for suitable privately-owned rental housing. HUD uses FMRs for a variety of purposes, such as determining the rental prices and subsidy amounts for units and households participating in various Section 8/Housing Choice Voucher (HCV) assistance programs.

The Housing Authority of the County of Stanislaus, a nonprofit, public corporation, is committed to addressing the unmet housing needs of residents and communities in Alpine, Amador, Calaveras, Inyo, Mariposa, Mono, Stanislaus, Tuolumne Counties. According to Housing Authority of Stanislaus County’s Fiscal Year 2021 Annual Agency Plan, the Stanislaus County Housing Authority has issued approximately 5,003 HCVs providing monthly rental assistance payments to lower income families. There are currently 54 HCVs allocated for use in Amador County.

Table II-36. HUD Fair Market Rents Amador County (2021, 2022) Bedrooms in Unit Fair Market Rent (FMR) - 2021 Fair Market Rent (FMR) - 2022 Studio $880 $920
1 Bedroom $886 $926
2 Bedrooms $1,149 $1,148
3 Bedrooms $1,644 $1,631
4 Bedrooms $1,980 $1,965
Source: HUD 2021/2022 FMR Amador County
According to Zillow, reviewed in December 2021 and April 2022, there were only 9 properties for rent in Amador County.

There was a three-bedroom townhouse for rent in Ione for $1,495 a month, which was below the 2022 FMR. All the rest rentals were above the 2022 FMR. There was a two-bedroom single family house for rent for $1,495 a month and a threebedroom single family house for rent for $1,795 a month, and a three-bedroom single family house for rent for $2,500 a month in Ione. There is a three-bedroom single family house for rent for $2,800 a month, a three-bedroom single family house for rent for $2,300, and a two-bedroom single family house for rent for $1,700 a month in Pioneer. There was a three-bedroom single family house for rent for $3,200 a month in Volcano.

Additionally, according to ACS, the median gross rent in Amador County is $1,103 in 2019. Standard management practices require that a household have 3 times their rent in income. Under this scenario, a household would need to earn approximately $3,677 a month or $44,120 per year to afford the average 2019 rental price in Amador County.

Further, looking at the available rentals in Amador County, a household would need to earn $4,983 per month or $59,800 per year to afford the $1,495 a month, three-bedroom home in Ione, or $10,666 per month or $128,000 per year to afford the $3,200 a month, three-bedroom mobile home in Volcano. Therefore, the currently available three-bedroom single family home for $1,495 a month outside in Ione would be the only available rental affordable to low-income ($39,350 - $62,950 per year) households. The other rentals would be unaffordable to the extremely low- (< $26,500 per year), very low- ($26,500 - $62,950 per year), and low-income ($62,950 - $78,700 per year) households, but would be affordable to some moderate-income ($78,700 - $94,450) households.

Affordability - Homeowners
As shown in Table II-30, the median home value in Amador County was $397,633 in 2021, which was a 32.0% increase from $301,273 in 2017. Recent median sales data in Table II-33 shows that the median sales price experienced a increase from 2020 to 2021 in Amador County, increasing 18.6% from $333,000 to $395,000. Reviewing the median sales data in Table II33 along with the affordable home purchase price amounts by income level and household size in Table II-33 indicates that median home sales prices in Amador County are not affordable to lower income households nor most moderate-income households.

AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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According to Zillow.com, there were 93 homes listed for sale in Amador County ranging from a three-bedroom single-family home in Ione listed for $140,000 to a multi-family house in Amador City listed for $2,200,000. Comparing the current listing prices to Table II-35, it appears that only 9 out of 93 homes listed for sale in Amador County are affordable to low-income households. Additionally, a review of recent sale data for housing in Amador County reveals that only 1 out of the 30 sold homes in November 2021 were affordable to low-income households. Table II-37 identifies the recent homes sold in Amador County affordable to low-income households, including type of housing unit (single family, townhome, mobile home, etc.) and the level of affordability of homes in the lower price range. The affordability of the recent homes is based on affordable home purchase prices identified in Table II-35.

Table II-37. Affordable Homes Sold in Amador County (November 2021 and April 2022) Address and Type of Unit Bed/Bath Sold Price Sell Date
Affordable to:

Extremely
Low Incomes
Very Low
Incomes Low Incomes
Amador City
14238 Gods Hill Rd, Amador City
Single-family Residence 3 / 3 $425,000 11/23/21 No No No Ione
5904 Park Cir, Ione
Single-family Residence 3 / - $175,000 10/28/21 No No Families of 2+ 5604 Red Oak Dr, Ione
Single-family Residence 2 / 2 $180,000 10/06/21 No No Families of 2+ 5654 Cody Dr, Ione
Mobile Home 4 / 2 $275,000 10/14/21 No No No
10 Welch Ln, Ione
Single-family Residence 4 / 2 $321,500 10/08/21 No No No 261 Springcreek Dr, Ione
Single-family Residence 3 / - $363,500 10/25/21 No No No 808 Dove Ln, Ione
Single-family Residence 3 / 2 $398,624 11/23/21 No No No 3920 Lakeview Dr, Ione
Single-family Residence 3 / 2 $400,000 10/05/21 No No No 1980 Fox Ct, Ione
Single-family Residence 3 / 2 $405,000 10/08/21 No No No 350 Brierwood Way, Ione
Single-family Residence 3 / 2 $414,000 11/17/21 No No No 4165 Lakeview Dr, Ione
Single-family Residence 3 / 3 $425,000 10/19/21 No No No 330 Quailhollow Dr, Ione
Single-family Residence 3 / 2 $430,000 11/22/21 No No No 27 Stonybrook Ct, Ione
Single-family Residence 4 / 2 $435,000 10/29/21 No No No 548 Lupine Dr, Ione
Single-family Residence 4 / 3 $445,000 10/20/21 No No No 907 Vista Ln, Ione
Single-family Residence 2 / - $489,000 10/29/21 No No No 521 Fairway Dr, Ione
Single-family Residence 2 / 2 $490,000 11/24/21 No No No 527 Pleasant Valley Dr, Ione
Single-family Residence 2 / 2 $500,000 11/23/21 No No No 706 Clover Dr, Ione
Single-family Residence 4 / 3 $535,000 10/14/21 No No No AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 61
4491 Cheyenne Dr, Ione
Single-family Residence 3 / 2 $540,000 10/12/21 No No No 1704 Shakeley Ln, Ione
Single-family Residence 4 / 2 $575,000 10/01/21 No No No 2933 Grapevine Gulch Rd, Ione
Single-family Residence 4 / 4 $605,000 11/18/21 No No No 4903 Spyglass Dr, Ione
Single-family Residence 4 / - $635,000 10/25/21 No No No 10700 Beaver Loop, Ione
Single-family Residence 3 / 3 $790,000 10/19/21 No No No 10835 Waterman Rd, Ione
Single-family Residence 3 / 2 $1,075,000 10/29/21 No No No Jackson
150 Clinton Rd, Jackson
Mobile Home 2 / 1 $45,000 10/12/21 Families of 1+ Families of 1+ Families of 1+ 13150 Penrose Dr, Jackson
Single-family Residence 3 / 2 $250,000 10/06/21 No No Families of 5+ 838 N Main St, Jackson
Single-family Residence 3 / 1 $305,000 10/27/21 No No No 213 New York Ranch Rd, Jackson
Condo 2 / 3 $310,000 10/15/21 No No No
11795 Jackson Pines Dr, Jackson
Single-family Residence 3 / 2 $372,000 10/28/21 No No No 10219 Buena Vista Dr, Jackson
Single-family Residence 3 / 3 $395,000 11/16/21 No No No 827 Piccardo Ln, Jackson
Single-family Residence 5 / 3 $420,000 10/12/21 No No No 124 Broadway, Jackson
Single-family Residence 3 / 2 $475,000 11/02/21 No No No 705 Kristi Ct, Jackson
Single-family Residence 3 / 2 $495,000 10/07/21 No No No 12075 Mierkey Rd, Jackson
Single-family Residence 3 / - $535,000 10/19/21 No No No 19200 W Clinton Rd, Jackson
Single-family Residence 3 / 3 $575,000 11/18/21 No No No 17780 Redberry Ln, Jackson
Single-family Residence 4 / 4 $588,000 10/29/21 No No No 18350 State Highway 88, Jackson
Single-family Residence 3 / - $606,000 11/01/21 No No No Plymouth
9419 Landrum St, Plymouth
Mobile Home 3 / 2 $98,000 10/07/21 Families of 5+ Families of 1+ Families of 1+ 18494 Davis St, Plymouth
Single-family Residence 3 / 3 $325,000 10/07/21 No No No 9260 Miller Way, Plymouth
Single-family Residence 3 / 3 $400,000 10/13/21 No No No 17920 Burke Dr, Plymouth
Single-family Residence 3 / 2 $610,000 10/14/21 No No No 5481 Welsh Pond Rd, Plymouth
Single-family Residence 3 / 2 $1,100,000 10/06/21 No No No 24000 Upton Rd, Plymouth
Single-family Residence 3 / 4 $1,300,000 11/17/21 No No No Sutter Creek
AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 62
73 Mesa De Oro Cir, Sutter Creek
Single-family Residence 3 / 2 $345,000 10/04/21 No No No 170 Foothill Dr, Sutter Creek
Single-family Residence 2 / 1 $375,000 11/18/21 No No No 12625 Allen Ranch Rd, Sutter Creek
Single-family Residence 3 / 3 $427,500 10/15/21 No No No 16230 Sutter Creek Rd, Sutter Creek
Single-family Residence 1 / 3 $485,000 10/06/21 No No No 11716 Nugget Ln, Sutter Creek
Single-family Residence 2 / 2 $530,000 10/29/21 No No No 270 California Dr, Sutter Creek
Single-family Residence 4 / 3 $535,000 10/06/21 No No No 17000 Sutter Creek Rd, Sutter Creek
Single-family Residence 2 / 2 $550,000 11/24/21 No No No 24 Randolph St, Sutter Creek
Single-family Residence 3 / 1 $635,000 11/18/21 No No No 13701 W View Dr, Sutter Creek
Single-family Residence 4 / 4 $800,000 11/22/21 No No No 455 Herrington Ct, Sutter Creek
Single-family Residence 4 / - $1,030,000 10/27/21 No No No 11 Main St, Sutter Creek
Single-family Residence 4 / 2 $1,125,000 11/24/21 No No No Unincorporated
16565 Prospect Pl, Pioneer
Mobile Home 2 / 2 $20,500 11/19/21 Families of 1+ Families of 1+ Families of 1+ 17200 Hale Rd, Volcano
Single-family Residence 2 / 1 $70,000 11/22/21 Families of 2+ Families of 1+ Families of 1+ 26354 Crawley Ln, Pioneer
Single-family Residence - / 1 $80,000 10/08/21 Families of 3+ Families of 1+ Families of 1+ 19470 W Mitchell Mine Rd, Pine Grove
Single-family Residence - / - $115,000 10/19/21 Families of 6+ Families of 2+ Families of 1+ 30150 Plasse Rd, Pioneer
Single-family Residence 4 / 3 $119,000 10/21/21 No Families of 2+ Families of 1+ 20521 State Highway 88, Pine Grove
Single-family Residence 3 / 2 $150,000 10/20/21 No Families of 5+ Families of 1+ 28920 State Highway 88, Pioneer
Single-family Residence 3 / 2 $243,500 10/01/21 No No Families of 5+ 27007 Lake Dr, Pioneer
Single-family Residence 3 / - $265,000 10/26/21 No No Families of 6+ 25498 Meadow Dr, Pioneer
Single-family Residence 2 / - $278,450 10/06/21 No No No 25505 Meadow Dr, Pioneer
Single-family Residence 2 / 1.5 $278,500 10/06/21 No No No 19249 Ridge Rd, Pine Grove
Single-family Residence 2 / 2 $285,000 10/26/21 No No No 14361 Pine Cone Ln, Pine Grove
Single-family Residence 1 / 2 $285,000 11/24/21 No No No 26864 Nobb Hill Ct, Pioneer
Single-family Residence 2 / 2 $295,000 10/15/21 No No No 25570 Overland Dr, Volcano
Single-family Residence 3 / 2 $299,000 11/19/21 No No No 26150 Oxbow Rd, Pioneer
Single-family Residence 3 / 2 $300,000 10/27/21 No No No AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 63
26517 Fern Ridge Rd, Pioneer
Single-family Residence 3 / - $305,000 10/29/21 No No No 27441 Madrone Pl, Pioneer
Single-family Residence 2 / - $310,000 10/27/21 No No No 14424 Vista Ct, Pine Grove
Single-family Residence 4 / 3 $316,000 10/08/21 No No No 26125 Buckhorn Ln, Pioneer
Single-family Residence 3 / 1 $320,000 10/15/21 No No No 25301 Sugar Pine Dr, Pioneer
Single-family Residence 3 / 2 $328,000 10/01/21 No No No 25732 Ashland View Ct, Pioneer
Single-family Residence 3 / 2 $333,000 10/19/21 No No No 13915 Irishtown Rd, Pine Grove
Single-family Residence 5 / 3 $330,000 10/29/21 No No No 26491 Fairway Dr, Pioneer
Single-family Residence 3 / 3 $330,000 10/28/21 No No No 14585 Williams Rd, Pioneer
Single-family Residence 2 / 2 $335,000 10/13/21 No No No 17939 Acorn Ct, Pioneer
Single-family Residence 3 / 2 $345,000 11/19/21 No No No 18111 N Meadow Dr, Pioneer
Single-family Residence 3 / 3 $349,000 11/22/21 No No No 16586 Carolyn Ct, Pioneer
Single-family Residence 3 / 3 $350,000 10/27/21 No No No 11494 Quail Ct, Pine Grove
Single-family Residence 1 / 2 $354,000 10/12/21 No No No 18661 Manzanita Way, Pine Grove
Single-family Residence 3 / 2 $360,000 10/28/21 No No No 11624 Clinton Bar Rd, Pine Grove
Single-family Residence 2 / 2 $370,000 10/12/21 No No No 26265 Parkwood Dr E, Pioneer
Single-family Residence 3 / 3 $375,000 10/29/21 No No No 15379 Pioneer Volcano Rd, Volcano
Single-family Residence 3 / 2 $378,000 10/08/21 No No No 15260 Quartz Rd, Pioneer
Single-family Residence 4 / 4 $389,000 11/17/21 No No No 11561 Gold Strike Rd, Pine Grove
Single-family Residence 3 / 2 $390,000 10/07/21 No No No 11358 Quail Dr, Pine Grove
Single-family Residence 3 / 2 $394,000 11/19/21 No No No 28056 Holiday Ln, Pioneer
Single-family Residence 3 / 3 $395,000 11/16/21 No No No 23855 Meadow Crest Dr, Pioneer
Single-family Residence 3 / - $426,500 10/29/21 No No No 20161 American Flat Rd, Fiddletown
Single-family Residence 3 / 2 $435,000 11/18/21 No No No 14785 Tanyard Hill Rd, Pine Grove
Single-family Residence 3 / 2 $440,000 10/22/21 No No No 19280 Cedar Pines Dr, Fiddletown
Single-family Residence 2 / 1 $450,000 11/17/21 No No No 19701 Buckeye Dr, Volcano
Single-family Residence 4 / 3 $474,000 10/04/21 No No No 19221 Gloria Ln, Pine Grove 3 / 2 $475,000 10/22/21 No No No AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
Background Report | 64
Single-family Residence
21351 Robin Ln, Pine Grove
Single-family Residence 4 / 3 $475,000 11/22/21 No No No 19599 Inspiration Dr, Pioneer
Single-family Residence 3 / 2 $480,000 11/23/21 No No No 12825 Burnt Cedar Ln, Pine Grove
Single-family Residence 4 / - $485,000 10/13/21 No No No 23495 Stagecoach Rd, Volcano
Single-family Residence 4 / 2 $505,000 11/17/21 No No No 13750 Tank Dr, Pine Grove
Single-family Residence 3 / - $630,000 10/21/21 No No No 19311 Mountain View Way
Single-family Residence 3 / 4 $795,000 10/14/21 No No No 16997 Nina Rd, Volcano
Single-family Residence 3 / 3 $830,000 10/04/21 No No No 19211 Red Hill Mine Rd, Pine Grove
Single-family Residence 5 / 4 $875,000 11/16/21 No No No 34184 Yarrow Pl, Pioneer
Single-family Residence 3 / 3 $890,000 10/14/21 No No No 18550 View Cir, Fiddletown
Single-family Residence 4 / 4 $1,150,000 10/12/21 No No No Source: Zillow.com
As indicated by Table II-35, extremely low, very-low, and low-income households regardless of household size and some moderate-income cannot afford the 2020 and 2021 median sales prices in Amador County. According to Zillow, 7 homes sold in the past month (November 2020 to November 2021) in Amador County were affordable to lower income households; however, these 7 homes represent approximately 7.6% of the total homes sold in the past year (92 total homes sold). Overall, mobile homes offer the more affordable alternatives for these income groups. Also, new manufactured homes on vacant lots can provide another affordable solution.

3. ASSISTED HOUSING AT-RISK OF CONVERSION
Government Code Section 65583(a)(8) requires that a housing element shall contain an analysis of existing assisted housing developments, which are defined as multi-family rental housing that receives governmental assistance, and identify any assisted housing developments that are eligible to change from lower-income housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Assisted housing development means multi-family rental housing that receives governmental assistance under federal programs listed in subdivision (a) of Section 65863.10, State and local multi-family revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, or local in-lieu fees.

The analysis shall include a listing of each development by project name and address, the type of governmental assistance received, the earliest possible date of change from Lower-income use and the total number of elderly and non-elderly units that could be lost from the locality’s Lower-income housing stock in each year during the ten-year period.

Units at risk of conversion are those that may have their subsidized contracts terminated (“opt out”) or that may “prepay” the mortgage, thus terminating the rental restrictions that keep the unit affordable to lower income tenants. There are several reasons why the property owner may choose to convert a government-assisted unit to a market-rate unit, including a determination that the unit(s) can be operated more profitably as a market-rate development; difficulties in dealing with HUD oversight and changing program rules; the depletion of tax advantages available to the owner; and the desire to roll over the investment into a new property.

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According to the California Housing Partnership, seven subsidized projects are located in Amador County. Table II-38 identifies the total and subsidized units, type of project, the subsidy program that is in place for the project, and the likelihood of the development to convert to market-rate units that would not provide assistance to lower-income residents. None of the assisted multifamily projects are at-risk of converting to market rate. As shown in Table II-38, the year that affordability requirements expire and/or projects may exit from the assistance program from 2036 to 2066 with none expiring in the next 10 years.

Table II-38. Summary of Assisted Housing Developments
Project/Address Total
Units
Subsidized
Units Type Source
In Service//End of
Affordability
Requirements
At-Risk (10 Year)
Jose's Place Apartments
154 North Arroyo Seco
Ione, CA 95640
44 43 Seniors LIHTC 2011/2066 No
Sutter Hill Place Apartments
451 Sutter Hill Road
Sutter Creek, CA 95685
44 43 Seniors LIHTC 2006/2061 No
Kennedy Meadows Apartments
701 New York Ranch Road
Jackson, CA 95642
56 55 Family LIHTC 2005/2060 No
Jackson Hills Apartments
300 New York Ranch Road
Jackson, CA 95642
86 80 Family LIHTC 2011/2066 No
The Meadows
401 Clinton Road
Jackson, CA 95642
30 27 Family HUD 2016/2036 No
Meadows II Apartments
900 Broadway
Jackson, CA 95642
34 34 Family USDA 1994/2044 No
Jackson Cornerstone
1029 North Main Street
Jackson, CA 95642
64 62 Family LIHTC 2004/2059 No
Source: California Housing Partnership, 2021. California Tax Credit Allocation Agency (https://www.treasurer.ca.gov/ctcac/projects.xlsx), 2021. U, S. Department of Housing and Urban Development Multifamily Assistance and Section 8 Projects Database (https://www.hud.gov/sites/dfiles/Housing/documents/MF_Assistance_%26_Sec8_Contracts1.xlsx), 2022. USDA Rural Development Program Exit Data (https://www.sc.egov.usda.gov/data/files/MFH_Section_515/ActiveProjects/USDA_RD_MFH_Active_Projects-2022-04-

18.xlsx), 2022.

Amador County and the cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek take an active and supportive role in the preservation of rental housing, including affordable housing. The cost of conserving assisted units is significantly less than the cost required to replace units through new construction. Conservation of assisted units generally requires rehabilitation of the aging structure and re-structuring the finances to maintain a low debt service and legally restrict rents.

Construction costs, land prices and land availability are generally the limiting factors to development of affordable housing, it is estimated that subsidizing rents to preserve assisted housing is more feasible and economical than new construction.

Further discussion related to the cost to replace assisted housing is provided in Section III of this Element and financial resources for the preservation of assisted housing are identified in Section IV.

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Qualified Entities
HCD maintains a list of qualified entities, which are public and private nonprofit and for-profit corporations that have legal and managerial capacity to acquire at-risk housing. Table II-39 summarizes the qualified entities for Amador County.

Table II-39. Qualified Entities – Amador County
Organization Contact Type
Rural California Housing Corp
3120 Freeboard Drive, Suite 201
West Sacramento, CA 95691
(916) 414-4436
- Local, regional, national public agency
Mutual Housing California
8001 Fruitridge Road, Suite A
Sacramento, CA 95820
(916) 453-8400
Rachel Iskkow
[email protected]
(916) 453-8401
Local, regional, national public agency
Volunteers of America National Services
1108 34th Avenue
Sacramento, CA 95822
(916) 917-6848
Paul Ainger
[email protected]
Local, regional, national nonprofit org.

G. PROJECTED HOUSING NEEDS
California law requires each city and county to develop local programs within their housing element in order to meet their “fair share” of existing and future housing needs for all income groups, as determined by the California Department of Housing and Community Development. 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 the County’s ability to accommodate the RHNA through approved projects and vacant and underdeveloped sites suitable for residential development. The regional housing needs allocation for each jurisdiction in Amador County, as shown by Table II-40 below, is allocated by HCD to address existing and future needs and covers a time period from 2021-2029.

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Table II-40. 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
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III. HOUSING CONSTRAINTS
Constraints to housing development are defined as government measures or non-government conditions that limit the amount or timing of residential development.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code, Section 65583(a) (4)). Amador County is undertaking many changes to its Zoning Code as part of its work program to implement this Housing Element and is also addressing potential constraints identified during the preparation of this Housing Element.

Non-governmental constraints (required to be analyzed under Government Code, Section 65583(a) (5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Amador County in formulating housing programs.

Various interrelated factors can constrain the ability of the private and public sectors to provide adequate housing and meet the housing needs for all economic segments of the community. These factors can be divided into two categories: (1) nongovernmental and (2) governmental. Non- governmental constraints consist of land availability, the environment, vacancy rates, land cost, construction costs, and availability of financing. Governmental constraints consist of land use controls, development standards, processing fees, development impact fees, code enforcement, site improvement costs, development permit and approval processing, and provision for a variety of housing.

In general, non-governmental constraints are consistent across the cities of Ione, Jackson, Plymouth, Sutter Creek, and the unincorporated area of Amador County. Therefore, unless otherwise stated, the non-governmental constraints section applies to all the jurisdictions covered by this analysis.

Governmental constraints are specific to each jurisdiction and therefore are completed in their entirety for each participating jurisdiction.

This section addresses these potential constraints and their effects on the supply of affordable housing.

A. NON-GOVERNMENTAL CONSTRAINTS
Governmental Code Section 65583(a)(5) requires a Housing Element to contain an analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. The cost parameters of these elements fluctuate significantly in response to a wide variety of local, State, natural, and global economic and social events. The influence that County government has on these factors is negligible. As regional and State economic conditions change, the demand and supply of affordable housing is impacted. Historically, the cost of housing in general in Amador County, relative to California mountain counties, has been considered low to moderate.

1. DEVELOPMENT COSTS
Land Costs
The price of residential building sites is influenced by fundamental factors such as location, topographical or geographical constraints, environmental amenities such as existing streams or lakes, tree cover, and the availability of services (i.e., road systems, public utilities, schools, shopping outlets, etc.). Table III-1 shows the land on the market in unincorporated Amador County and its current listed price as of February 2022 based on Multiple Listing Service data.

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Table III-1. Price of Land
Address List Price Total Acres Price per Acre
0 Vogan Toll Rd, Jackson, CA 95642 $85,000 0.59 Acres $144,068 0 Rolling Oaks Ct Parcel 11, Fiddletown, CA
95629 $99,900 5.17 Acres $19,323
27181 Forrest Oak Rd, Pioneer, CA 95666 $30,000 0.48 Acres $62,500 14238 Sutter Highlands Dr, Sutter Creek, CA
95685 $45,000 2.0 Acres $22,500
27339 Ashland Dr, Pioneer, CA 95666 $85,000 2.29 Acres $37,118 3311 Village Dr, Ione, CA 95640 $59,000 1.12 Acres $52,679 8500 Deer Ridge Ln, Ione, CA 95640 $495,000 82.26 Acres $6,018 16250 Stephanie Way, Pioneer, CA 95666 $58,000 0.6 Acres $96,667 1575 Kilham Ct, Jackson, CA 95642 $95,000 0.89 Acres $106,742 10061 Fig Tree Ln, Pine Grove, CA 95665 $125,000 12.53 Acres $9,976 13851 Tank Ct, Pine Grove, CA 95665 $79,000 5.02 Acres $15,737 267 California Dr, Sutter Creek, CA 95685 $125,000 0.32 Acres $390,625 15793 Black Prince Rd, Pioneer, CA 95666 $995,000 88.95 Acres $11,186 12442 Trembath Mountain Rd, Fiddletown,
CA 95629 $425,000 64.66 Acres $6,573
2185 Grapevine Gulch Rd, Ione, CA 95640 $175,000 5.00 Acres $35,000 0 N Main St, Jackson, CA 95642 $125,000 0.28 Acres $446,429 17129 McKenzie Dr, Pioneer, CA 95666 $149,000 8.01Acres $18,601 0 Fine St, Plymouth, CA 95669 $150,000 1.67 Acres &89,820 1 Hygrade Rd, Sutter Creek, CA 95685 $100,000 0.60 Acres $166,666 0 Gods Hill Rd, Amador City, CA 95601 $139,000 0.37 Acres $375,675 1999 Village Dr, Ione, CA 95640 $69,000 1.45 Acres $47,586 4100 Quail Hill Ct, Ione, CA 95640 $35,000 0.50 Acres $70,000 Source: Amador County MLS Data, Real Estate for Sale as of February 1, 2022 (http://www.metrolistpro.com/homesearch/2); Loopnet.com as of March 7, 2022 (https://www.loopnet.com/search/commercial-real-estate/) As shown in Table III-15, the current price of land per acre in unincorporated Amador County ranges between approximately $6,018 to $446,429 per acre for unentitled land less than 10 acres that would likely be developed with one or two units. Price ranges also range between $6,573 to $11,186 per acre for unentitled land larger than 10 acres that would potentially be subdivided. Average land costs average $6,018 to $70,00 per acre in Ione; $106,742 to $446,429 in Jackson, $375,675 in Amador City, $89,820 in Plymouth, and $92,465 in Sutter Creek. These parcels would require planning entitlements and permit processing prior to development. It is important to note that some of the least expensive land is in areas with no community water or wastewater systems; therefore, it is unlikely to support large-scale developments.

Cost of Construction
The cost of construction is primarily dependent on the cost of labor and materials. Construction costs in Amador County are comparable to costs throughout the Sacramento Valley region. Non-union labor is typically used for residential construction and there are no unusual costs with obtaining materials. Many factors can affect the cost of building a house, including the type of construction, materials, site conditions, finishing details, amenities, and structural configuration. In recent years, factors such as materials for major construction projects and the price of fuel have adversely impacted overall construction costs.

The previous 2014-2019 Housing Element Update cited construction estimates the cost of a single-story four-cornered home in Amador County to be approximately $136 per square foot. This cost estimate is based on a 1,600-square-foot house of good quality construction including a two-car garage and central heating and air conditioning. The total construction costs AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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excluding land costs are estimated at approximately $211,258.2 As shown in Table III-2 construction costs in the region for a 1,750 square foot single family home are estimated to be $246,776.01, or $141.01 per square foot. An 850-square foot multifamily unit would cost approximately $166.87 per square foot; a 48-unit multifamily development with an average unit size is estimated to have a construction cost of approximately $6.8 million, with a cost of $141,837.46 per unit and $166.87 per square foot.

Table III-2: Construction Cost Estimates – Sacramento Region Single Family (1,750 s.f.) Multi-family
Construction Cost $166,740.55 $95,836.12
Contractor (25%) $41,685.14 $23,959.03
Design Fees (8%) $13,339.24 $7,666.89
Contingency (15%) $25,011.08 $14,375.42
Total Cost $246,776.01 $141,837.46
Per Square Foot $141.01 $166.87
1 1,750 s.f., 2-stories, stucco exterior, no basement, custom grade 2 850 s.f. per unit., 3-stories, stucco exterior, no basement, standard grade Source: BuildingJournal.com, 2021
Upon securing the raw land, a residential developer would have to make certain site improvements to “finish” the lot before a home could actually be built on the property. Such improvements would include the installation of water mains, fire hydrants, sewer mains, storm drainage mains, street lights, and the construction of streets, curbs, gutters, and sidewalks. In addition, the developer is required to provide other improvements as applicable, including, but not limited to bridges, culverts, fencing of watercourses and hazardous areas, ornamental walls, landscaping, noise barriers, and recreation areas and facilities.

Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing. Construction cost increases occur due to the cost of materials, labor, and higher government imposed standards (e.g., energy conservation requirements). New development in the unincorporated County has typically produced market rate for-sale and rental housing that includes units affordable to moderate and above moderate income households.

Cost and Availability of Financing
The cost of borrowing money to finance the construction of housing or to purchase a house affects the amount of affordably priced housing in Amador County. Fluctuating interest rates can eliminate many potential homebuyers from the housing market or render a housing project that could have been developed at lower interest rates infeasible. When interest rates decline, sales increase. The reverse is true when interest rates increase. Over the past decade, there was dramatic growth in alternative mortgage products, including graduated mortgages and variable rate mortgages. These types of loans allow homeowners to take advantage of lower initial interest rates and to qualify for larger home loans. However, variable rate mortgages are not ideal for low- and moderate-income households that live on tight budgets. In addition, the availability of variable rate mortgages has declined in the last few years due to greater regulation of housing lending markets. Variable rate mortgages may allow lower-income households to enter into homeownership, but there is a definite risk of monthly housing costs rising above the financial means of that household. Therefore, the fixed interest rate mortgage remains the preferred type of loan, especially during periods of low, stable interest rates.

The 2 principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing. 2 Sacramento Home Construction Costs & Prices – ProMatcher Cost Report. September 2020. Access: https://homebuilders.promatcher.com/cost/sacramento-ca-home-builders-costs-prices.aspx AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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● If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required. ● Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), and therefore reduces the purchasing power of homebuyers.

Homebuyer Financing
On March 8, 2022, the reported average rate for a 30-year mortgage was 5.27% with 0.9 points (FreddieMac, 2020). From 2005 through 2020, average monthly mortgage rates have ranged from a current high of 5.27% on May 8, 2022 to a low of

2.51% in September 2021. This intense growth in purchase demand will result in a constraint to homeownership due to a lack of housing supply being readily available to support this growth momentum despite low mortgage rates. In addition, for homebuyers, it is necessary to pay a higher down payment than in the immediate past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid-2000s, the return to stricter standards is consistent with loan standards prior to 2001.

2. MARKET CONDITIONS
Most developers respond to market conditions, both in the project design in terms of density and unit sizes, and in terms of the timing between receiving entitlements and applying for building permits.

Building Permit Timing
Typically, single family home developers apply for the first building permits for a subdivision upon receipt of a grading permit.

For simple projects or projects that must remain static in their design, building permits may be processed concurrently with grading plan reviews. Building permits typically take no more than 60-90 days in any of the Amador County jurisdictions, assuming 2 to 3 plan checks. Building permits can be issued in as few as 30 days if there are no corrections, but this is rarely the case for residential subdivisions or multifamily projects. As shown in Table III-3 in the following section, some project applicants request building permits within 1 year of project approvals. Many of the permits that are issued are for development of existing lots, where the residential use does not require entitlements beyond a plan check and building permit (see Amador County in Table III-3). However, there are a large number of projects that have been approved but have not started the building permit process or were approved and begun construction but are not yet complete so building permit issuance has occurred over an extended period of time (5-10 years) or has not yet occurred.

Approved and Built Densities
As discussed in Section III.1, Land Use Controls, the Amador County General Plan and Zoning Code regulate the residential densities for each land use and zoning designation. Future development must be consistent with the allowed densities anticipated by the County’s General Plan, Specific Plans, and Zoning Code. However, while the County’s regulations identify minimum and maximum densities that may be developed in the County, individual developers may opt to build at the lower, mid-range, or higher end of allowed densities. If developers choose to develop at the lower end of allowed residential densities, this could result in significantly fewer units at full buildout of the County and result in an overall lower contribution to the County’s RHNA. In recent years, developments in Amador County have ranged from 34.3% to 122.1% of allowed densities, as shown in Table III-3.

In all jurisdictions, building permits have been issued for parcels that are already subdivided, with no significant new subdivisions or development projects approved in the 6th Cycle.

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Table III-3: Allowed vs. Approved/Built Densities
Project Allowed Densities Approved/Built
Densities
Entitlement Approval Building Permits
Approved and Proposed Projects – Amador County
Martin Point – TSM
170
026-027-035
PD-SR: average 2.2
du/ac (Plan-wide
average)

2.2 units/acre
(35 units (1 duplex lot,
33 single family)/15.89
acres
Not yet approved/proposed
2021
NA
Pheasant Hill – TSM
2851
Site has split zoning
R1: 7.56 du/ac
A: 0.25 du/ac (1
du/40 acres)

0.1 units/acre

36.27 acres/4 single
family units
Approved: 6/26/2018
TPM Expired: 9/22/2020
Resubmittal: 7/13/2021
No building permits
requested
Vaira Ranch – TSM
2873
15050 Vaira Ranch
Rd, Drytown
008-210-008, 008-
210-009
X: No specified
density

0.2 units per acre
154 acres/3 single
family units
Approved: 6/8/2020 No building permits
requested
Timbercreek
Townhomes
PD-MF: average

11.0 du/ac (Planwide average)

12.7 units/acre

1.26 acres/16
townhome units
Approved: 4/8/2014 Phase 1: 2014
Phase 2: Map expired,
resubmitted and extended
in 2017 and extended for
6nyears in 2020. No
requested building
permits to date
Palisades #6 – TSM
143
Palisades Dr/Olympic
Ct
026-020-046
PD-SR: average 2.2
du/ac (Plan-wide
average)

2.6 units/acre

8.1 acres/21 single
family units
Approved: 11/8/2005
Expired: 11/8/2017
Approved: 11/14/2017
No building permits
requested
Infill single family development – various locations, densities 2021: Building permit issued same day as entitlement approval (plan check, building permit) – 5 mobile homes, 5 ADUs, 34 single family units
2020: 6 mobile homes, 5 ADUs, 19 single family homes
City of Amador City
TM APN 008-294-
009
Reso. 595

2.6 units/acre

8.1 acres/2 single
family units
Approved: 1/18/2022 No building permits
requested
City of Ione
Castle Oaks Phase 2 PD: No specified
density

5.0 du/ac
Approved for 508
single family and 217
multifamily residential
units on approx. 145
residential acres
(commercial and golf
course acreage not
included in residential
acreage). Project
includes a golf course.

Phase II Subdivision Map and
Planned Development
Approval: 2005
Building permits for the
subdivision began being
issued 2006. Initial
building permits were
issued within first year of
project approval; a
slowdown in permits
occurred during the Great
Recession and permit
issuance resumed in
mid/late 5th Cycle and has
continued throughout the
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Table III-3: Allowed vs. Approved/Built Densities
Project Allowed Densities Approved/Built
Densities
Entitlement Approval Building Permits
6th Cycle. The subdivision
is not yet built out.

Wildflower PD: No specified
density

3.2 du/ac
276 units on 85.37
acres
Approval: 2005 Building permits for the
subdivision began being
issued 4/1/2019.

PD: No specified
density.

None requested.

City of Jackson
020-171-014
Park View
C/C-2: No specified
density

17.1 units/acre
12 units/0.70 acres
Pending NA
020-420-049, 020-
420-031
Tunnel Hill
C/C-2: No specified
density

14.3 units/acre
200 units/13.99 acres
Pending NA
044-090-038
Sun View
RM/R-3: 21.78
units/acre

19.4 units/acre
30 units/1.55 acres
Pending NA
City of Plymouth
Greilich Ranch SR: 4.8 units/acre
Note: Site has multiple
zoning districts,
residential uses are
proposed on the SR
portion.

5.2 units/acre
SR: 44.9 acres/234
single family units
Under review NA
Zinfandel Ridge RR: 2.28 1 unit/acre
365 acres/365 single
family homes
Approved 2011; LAFCO
Annexation in 2012
Building permits began
being issued in during the
5th Cycle. The subdivision
is not yet built out.

Shenandoah Ridge RR: 2.28 0.9 unit/acre
147 acres/137 single
family homes
Approved 2011; LAFCO
Annexation in 2012
Building permits began
being issued during the
5th Cycle. The subdivision
is not yet built out.

City of Sutter Creek
Gold Rush Ranch R-1(PD): 4-8
units/acre
R-1: 4.36 to 6.54
units per acre
R-4: 17.44 to 32.70
units per acre
MU: 17.44 to 32.70
units per acre
Single Family
Component

2.61 units per acre
(347.06 residential
acres/1,304 residential
units)
Multifamily Component

13.0 units per acre (2.3
acres/30 units)
Approved in 2010
Development Agreement ended
in 2017
None requested
Development Agreement
ended and project
applicant did not request
to extend
Applicant currently
discussing
implementation, no
application submitted to
date.

Powder House
Estates
018-140-003, -004,
and 018-092-008
R-1: 6 du/ac 0.9 du/ac
(43 units/46.2 acres)
Tentative Map approval:
4/23/16
TM Expired 4/23/2018
NA
Broadmeadows
Estates (TPM, GP
amendment,
annexation, pre-zone)
R-1: 6 du/ac 2.8 du/ac
(10 units/3.6 acres)
TPM application submittal in
process pending CEQA
NA
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Table III-3: Allowed vs. Approved/Built Densities
Project Allowed Densities Approved/Built
Densities
Entitlement Approval Building Permits
Panner Creek Estates
(TPM, GP/zoning
amendment,
R-L: 2 du/ac 1.11 du/ac
(37 units/33.25 ac)
TPM application submittal in
process pending CEQA and
revised application map
NA
Gold Quartz Senior
Assisted Living
018-331-005
C-2: 16-29 du/ac 31.4 du/ac
(11 units/0.35 acre)
Approved: 8/14/2014 Building Permit issued
2/16/17.

Complete
Pinewoods West
Apartments
R-4: 29 units/ac 29.8 du/ac
(64 units/2.15 acres)
Approved: 6/2016 Improvement plans
approved in 2018
Building permits not yet
requested
Danco Supportive
Housing
R-4: 29 units/ac 22.3 du/ac
(46 units/2.06 aces)
Complete application not yet
submitted
NA

3. AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face additional constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, there is very little financial assistance for the development of affordable housing.

Multiple funding sources are needed to construct an affordable housing project, since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households. It is not unusual to see 5 or more financing sources required to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding often can effectively dictate the type and sizes of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.

This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available and the process to obtain funds is extremely competitive. Tax credits, often a fundamental source of funds for affordable housing, are no longer selling on a 1:1 basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value, but are purchasing them at a discount. (Tax credits are not worth as much to investors if their incomes have dropped.)

4. PRESERVATION OF AT-RISK UNITS
Government Code Section 65583(a)(8) requires that a housing element shall contain an analysis of existing assisted housing developments, which are defined as multifamily rental housing that receives governmental assistance, and identify any assisted housing developments that are eligible to change from lower-income housing uses during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Assisted housing development means multifamily rental housing that receives governmental assistance under federal programs listed in subdivision (a) of Section 65863.10, State and local multifamily revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, or local in-lieu fees.

The analysis shall include a listing of each development by project name and address, the type of governmental assistance received, the earliest possible date of change from Lower-income use and the total number of elderly and non-elderly units that could be lost from the locality’s Lower-income housing stock in each year during the ten-year period.

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Units at risk of conversion are those that may have their subsidized contracts terminated (“opt out”) or that may “prepay” the mortgage, thus terminating the rental restrictions that keep the unit affordable to lower income tenants. There are several reasons why the property owner may choose to convert a government-assisted unit to a market-rate unit, including a determination that the unit(s) can be operated more profitably as a market-rate development; difficulties in dealing with HUD oversight and changing program rules; the depletion of tax advantages available to the owner; and the desire to roll over the investment into a new property.

There are five affordable projects in the County, one located in Ione, three in Jackson, and one in Sutter Creek. All of the projects have received LIHTC assistance, and none have affordability restrictions that would expire within the 6th Cycle nor within the next 10 years. 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. Table III-4 identifies the project location, the subsidy source (Low-Income Housing Tax Credits), and the number of units.

Table III-4: Assisted Multifamily Housing
Project Name
LIHTC
Project
Number/Type
of Funding
Placed in
Service
Date
Minimum
Affordability
Period*
Construction
Type
Housing
Type
Total
Units
Low
Income
Units
Jose's Place Apartments
154 North Arroyo Seco,
Ione
CA-2009-575
4% ARRA
01/17/11 01/16/41 Acquisition/Rehab Senior 44 43
Jackson Cornerstone
1029 North Main Street,
Jackson
CA-2003-185
9%
10/22/04 10/22/34 Acquisition/Rehab Non
Targeted
64 62
Kennedy Meadows
Apartments
701 New York Ranch
Road, Jackson
CA-2003-800
4%
08/17/05 08/17/35 New Construction Large
Family
56 55
Jackson Hills Apartments
300 New York Ranch
Road, Jackson
CA-2009-610
9% ARRA
07/01/11 06/30/41 Acquisition/Rehab At-Risk 86 80
Sutter Hill Place
Apartments
451 Sutter Hill Road,
Sutter Creek
CA-2006-814
4%
12/31/06 12/30/36 Acquisition/Rehab Senior 44 43
*Minimum affordability period of 30 years for federal LIHTC shown in order to be conservative with the timing. Projects receiving State tax credits have a minimum affordability period of 55 years for California LIHTC.

The cost of conserving assisted units is significantly less than the cost required to replace units through new construction.

Conservation of assisted units generally requires rehabilitation of the aging structure and re-structuring the finances to maintain a low debt service and legally restrict rents. Construction costs, land prices and land availability are generally the limiting factors to development of affordable housing, it is estimated that subsidizing rents to preserve assisted housing is more feasible and economical than new construction.

B. INFRASTRUCTURE REQUIREMENTS AND CONSTRAINTS
Development of an expanded supply of housing, including affordable housing, requires water and sewer to serve each development. The majority of development to meet the RHNA countywide will include residential development served by community sewer and water services. Residential densities are limited in areas that require well and septic systems. The lack of adequate utility infrastructure systems, combined with other constraints such as the 100-year floodplain as discussed in AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Section D below, in some communities inhibits multifamily housing projects at densities that accommodate lower income households.

This section provides general and jurisdiction-specific assessments of domestic water and wastewater capacity. The following provides an overview of the potable water and wastewater systems in the unincorporated areas of Amador County.

1. POTABLE WATER
Multiple water providers serve Amador County, as shown in Figure III-1. Individual water providers are described below. a. Amador Water Agency
Nearly all of the domestic water in Amador County is supplied by the Amador Water Agency (AWA). The AWA has the legal jurisdiction to serve water throughout Amador County and provides retail water connections (water sold directly to local consumers) and wholesale water connections (water sold to a third party which distributes purchased water to its own local customers). AWA retails potable and raw water to approximately 14,000 people for municipal, industrial, and irrigation uses, in addition to wholesaling water to other agencies. The water served by AWA is primarily sourced from the Mokelumne River, although a small portion of AWA’s customers are served with groundwater. In 2015, AWA delivered 2,291 AF (Acre-Feet) of potable water to retail customers, 1,156 AF of potable water to wholesale customers, 292 AF of raw water to retail customers, and experienced 2,236 AF of raw and potable water loss. Most of this water was used by residential customers, with the remaining water going to commercial, industrial, and agricultural uses. The total amount of water served to customers over the next 25 years is expected to increase by approximately 100% as the population served by AWA is expected to increase to over 20,000 people by 2040 and as water demand returns to pre-drought levels.

AWA’s 2020 Urban Water Management Plan (UWMP) projects a service population increase of 2,120 persons, from 2020 to 2040, resulting in a 2040 service population of approximately 40,651 persons. The 2020 UWMP identifies an increase of single family residential connections from 6,904 in 2020 to 7,821 by 2040 and an increase in multifamily residential connections (connections are per multifamily development, not per unit) from 38 to 43 by 2040. This increase in planned residential water supply service is more than adequate to accommodate the Countywide RHNA of 741 units. The 2020 UWMP demonstrates a supply surplus in both normal year supply and demand (UWMP Table 7-2) and in single and multiple dry year scenarios (UWMP Tables 7-3 and 7-4), indicating adequate supplies to serve more than twice the projected demand in all UWMP scenarios.

Through the Central Amador Water Project System (CAWP), AWA provides wholesale water to the communities of First Mace Meadow Water Association, Pine Grove CSD, and Rabb Park CSD and provides retail water to Mace Meadow Unit #1 (CSA #2), Sunset Heights, Jackson Pines, C.Y.A. Pine Grove Camp, Pine Acres, Ranch House, Pioneer, Ridgeway Pines, Silver Lake Pines, Sierra Highlands, Buckhorn, Red Coral, River View, Pine Park East, Gayla Manor, and Toma Lane.

Lake Camanche Village is a major subdivision in western Amador County. AWA supplies both water and wastewater services to this area, with water supplies coming from groundwater rather than the Mokelumne River (as with the other two service areas). La Mel Heights is a small development in the northern part of the county, and is served by AWA from one community well.

While AWA has adequate supplies, it has identified issues with reliable water treatment and water storage capacity at its Ione and Lake Tanner Water Treatment Plants (WTPs). The Water Master Plan Study, accepted January 28, 2021, addressed planned population growth, AWA supply commitments, and projected water demands, as well as capacity to serve growth. The 2021 Water Master Plan Study anticipates Countywide population growth from 38,745 to 45,655 persons from 2020 to 2030, which equates to approximately 2,915 households based on an average household size of 2.37. This planned growth rate is more than adequate to accommodate the Countywide RHNA from 2021-2029 (741 units). However, planned growth and system capacity to provide service do not align for AWA. The Tanner & Ione Water Treatment Plan Capacity Study, published in April 2022, documents system constraints and identifies improvements necessary to accommodate existing and future demand.

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The Tanner WTP, which serves Amador City, Sutter Creek, the unincorporated area of Martell, and the wholesale customers of Jackson, Plymouth, and Drytown, is projected to have a maximum day demand of 5.92 million gallons per day (mgd) in 2040; however, it has several components (one offline clarifier and limitations on daily clarifier operation due to backwash controls, one offline filter and limitations on daily filter operation due to backwash controls, and velocities in the clearwell feed line) that limit the theoretical capacity to 5.0 mgd. Further, the field-tested reliable capacity of the Tanner WTP is 4.4 mgd, primarily due to backwash and process controls and limitations in the filtered water pump station and clearwell feed line. Lastly, AWA has 5.74 MGD of existing supply commitments (this includes properties with “will-serve” commitments) that it must accommodate.

The Ione WTP, which serves the City of Ione and the Mule Creek Prison, is projected to have a maximum day demand of 5.56 mgd in 2040; however, it has more significant capacity restrictions than the Tanner WTP. The Ione WTP has several components (including the clarifier, flocculator, filter, and winter clearwell) that limit the theoretical capacity to 2.8 to 5.0 mgd, with the clarifier being the most limiting component. Further, the field-tested reliable capacity of the Ione WTP is 2.07 mgd, primarily due to the flocculator clarifier and filter. The Ione WTP is also limited by lack of area to expand the WTP at its site.

Lastly, AWA has 4.3 mgd of existing supply commitments (this includes properties with “will-serve” commitments) that it must accommodate via the Ione WTP.

It is noted that a portion of the remaining capacity at AWA’s Ione and Lake Tanner WTPs is allocated to areas that AWA has “will serve” contracts with and such projects are anticipated to be accommodated. However, development projects that are not located on sites with a “will serve” commitment from AWA. AWA has not identified how much of the projected 2030 and 2040 demand is anticipated to occur on sites with “will-serve” commitments and how much additional capacity is necessary to serve anticipated development that does not have “will-serve” commitments. These capacity issues are anticipated to primarily affect growth in Amador City, Ione, Plymouth, and Sutter Creek. AWA has identified water improvements necessary to address deficiencies. These improvements total $101.8 million dollars for the Tanner WTP and $109.8 to $120.3 million dollars for the Ione WTP, with improvements planned for 5-year periods from 2021 through 2040.Coordination with AWA is needed to identify specific areas/projects that AWA plans to serve within each jurisdiction and ensuring that improvements to AWA’s WTPs include improvements necessary to serve the RHNA with the consideration that a portion of the RHNA will be accommodated on sites where the property owner/developer does not currently have a “will serve” letter with AWA.

As shown in Figure III-1, the inventory of residential sites discussed in Chapter IV includes sites within the community services districts serving select unincorporated County areas and Amador Water Agency service areas. b. Fiddletown CSD
Fiddletown Community Services District (FCSD) was formed on September 10, 1969, as an independent special district. FCSD was formed to supply water for any beneficial uses, in the same manner as a municipal water district, including the powers to acquire, control, distribute, store, treat, purify, recycle, recapture, and salvage any water, including sewage and storm waters.

Other powers include undertaking a water conservation program and selling and delivering water.

FCSD provides water service within its bounds to 68 connections, with a majority of connections concentrated in the western portion of the District. FCSD’s water services are available to all of its boundary area, with some undeveloped and/or unserved parcels within its boundary. Thirteen parcels have rights to connect for water service based on District listings. FCSD owns, operates, and maintains a domestic water well and distribution system directly, with part-time district staff. FCSD does not produce or use recycled water, and does not practice conjunctive use. FCSD recently approved regulations to allow private wells on properties within FCSD, subject to certain restrictions, and may have other adopted regulatory policies.

Key water service infrastructure includes a well, two storage tanks and 1.25 miles of distribution pipeline. FCSD relies entirely on groundwater for water service. All water is pumped from a single well, treated with chlorine, and stored in the two storage tanks. The well, installed at the end of 2006, is in excellent condition and has a pumping capacity of 120 Gallons per Minute (gpm). In 2017, a long-term project was completed with a USDA loan, providing replacement of FCSD’s old tank with two new storage tanks, increasing the storage capacity to 60,000 gallons. This project was funded by a USDA Rural Development Grant AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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and Loan combination of $500,000. The water rates were increased gradually over two years to fund the loan repayment to the USDA. The increased water storage helps with maintenance, reliability, fire protection and available water during emergencies or power outages.

In the event of emergencies, FCSD would rely on the short-term stored water reserves, which would last approximately two days based on FCSD’s average daily use.

Historically, FCSD has had problems with total coliform bacteria, lead and copper, natural radioactivity, nitrates and nitrites, as well as others, as reported by County Environmental Health Department. The well, installed in 2006, and tank infrastructure, installed in 2017, has resolved these issues.

FCSD reported that service demand has been constant in recent years, consistent with limited growth in the area. There have been no new water connections in the last five years. FCSD replaced the ageing water storage tank in 2017 with two new stainless steel tanks, doubling the water storage capacity to 60,000 gallons. FCSD’s supply is adequate to serve the 13 parcels with rights to connect for water service and is available to serve the inventory of sites identified within FCSD in Chapter IV. c. Pine Grove CSD
Pine Grove Community Services District (PGCSD) was formed on November 19, 1965, as an independent special district.

PGCSD was formed to provide “domestic and commercial supply of water, and fire protection facilities, including hydrants.” In 1994, PGCSD was annexed to Amador Fire Protection District (AFPD) and service was transferred to AFPD.

PGCSD purchases treated water from AWA through the CAWP and distributes it to residential and commercial users. PGCSD does not provide water treatment services. PGCSD provides necessary maintenance and operation of the water distribution system directly through its part-time water manager. PGCSD does not produce or use recycled water, and does not practice conjunctive use. The District is a member of California Special Districts Association (CSDA) and California Rural Water Association (CRWA).

Key infrastructure includes the PGCSD’s office, three storage tanks, 11 miles of distribution pipeline, and a well. PGCSD purchases treated surface water from Tiger Creek Reservoir from AWA. The water is treated at AWA’s Buckhorn Treatment Plant, passes through the CAWP transmission pipeline, and fills the three storage tanks serving the District. As noted in the AWA UWMP, approximately 192.21 AF of water is sold to PGCSD.

PGCSD is not aware of any constraints on the amount that AWA will supply to the District for service within its current boundaries. During times of water shortage, AWA has the prerogative to ration water to PGCSD; however, that has never occurred. PGCSD must apply to AWA for a commitment to serve additional connections outside of bounds. PGCSD reported that water purchased from AWA is generally of excellent quality and there have been no contaminant issues. PGCSD uses groundwater for non-potable uses. PGCSD maintains a single well at the district office. The well is used primarily to fill the AFPD water tender and to provide bulk water to developers for construction sites. The well was built prior to 1960, but was refurbished in 2018 and is in good condition, as identified by PGCSD. Well water will also be extended to the park and the Pine Grove Cemetery to reduce use of treated water in these landscape applications. PGCSD reports that water purchased from AWA is generally of excellent quality and there have been no contaminate issues. The 2020 Annual Consumer Confidence Report indicates that Pine Grove Community Service District met all standards.

PGCSD owns and maintains 3 storage tanks. In the event of emergencies or when the new tank needs to be off-line temporarily for cleaning or repairs, PGCSD is able to pull water directly from the CAWP system. The distribution system consists of 11 miles of PVC (65%) and asbestos-cement (35%) pipes. The Amador Department of Public Health identified the pipes as being in generally good condition; however, PGCSD reported that the pipes are undersized with four to six-inch mains in some areas and in need of replacement with eight to 12-inch pipes. PGCSD lacks funding to replace all of its undersized pipes; consequently, replacement is done on an as-needed basis. PGCSD is undergoing regular upgrading and upsizing of the existing pipelines. The District identified a challenge maintaining sufficient pressure for fire flow and is in the process of AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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identifying options to maintain the ISO recommended flow of 1,000 gpm for residential areas and 1,500 to 2,000 gpm in commercial areas. The most recent inspection and report by the State Water Resources Control Board (SWRCB) on file with the Amador County Environmental Management Department is dated June 2, 2017. The report notes that the tanks and distribution system appear to be well maintained and all chemical monitoring is up to date. The water system is noted to be in good condition.

As discussed above, AWA’s UWMP demonstrated adequate planned water supply to accommodate the RHNA and it is anticipated PGCSD will have adequate water supply to serve residential development consistent with the RHNA and inventory of sites associated with Pine Grove CSD as discussed in Chapter IV during the 6th Cycle. d. River Pines Public Utility District
River Pines Public Utility District (PUD) provides treated surface and groundwater to its users. There are approximately 219 water connections within River Pines PUD bounds. The estimated population within River Pines PUD service area is 504. The District’s population density is 3,877 per square mile, compared to the countywide density of 64. River Pines PUD reported that service demand had been stable in recent years. The number of connections has increased by 19 (10 percent) since 2008.

The groundwater source is a shallow, fractured rock aquifer underlying the River Pines community. Groundwater is extracted at two wells (Well No. 2 and Well No. 6-R). Well No. 2 has a yield of 35 gpm and does not satisfy District demand alone when Cosumnes River water is unavailable. Well No. 6-R yields 60 gpm. The groundwater at Well No. 6-R is classified as groundwater under the direct influence of surface water. Safe annual yield is unknown, as water production records are poor quality and no hydrogeological studies have been conducted in the last two decades. Groundwater quality at one of the wells (Well 6-R) is subject to microbiological contamination associated with coliform. River Pines PUD diverts surface water from the South Fork Cosumnes River, which flows through the east part of the community. River Pines PUD holds water rights to divert up to 126.4 AF from the South Fork Cosumnes River for municipal purposes, and may divert at a maximum rate of

0.204 cubic feet per second (cfs). River Pines PUD’s water right requires it to maintain a minimum instream flow of 15 gpm; however, during the dry season, the South Fork Cosumnes River may run dry. In addition, River Pines PUD has rights to divert an additional 3 AF in water from the same source for recreational use during the summer months. River Pines PUD has another 15 AF in water rights from Slate Creek, a tributary to the south fork of the Cosumnes River, which may be used yearround for domestic purposes, although this water is currently not used. River Pines PUD’s storage facilities have a capacity of less than a day’s water demand, and its distribution system is in need of maintenance and improvements. Future growth is expected to be limited, because there are only a few undeveloped properties within the River Pines PUD boundaries. There are planned construction projects and River Pines PUD is currently in process of submitting its grant application for the new distribution system. This project will give 275,000 gallons of water storage, all new distribution lines, new meters, fire hydrants, pressure reducer valves, isolation valves for repair work and is anticipated to be completed within the next four years.

The 2020 Annual Consumer Confidence Report indicates that River Pines PUD met all standards.

River Pines PUD is not interested in expanding its service area, indicating that, absent grant funding for the new system, current facilities are probably not adequate for serving the maximum customer base, the cost to connect may be prohibitively expensive, and financial reserves are minimal. River Pines PUD intends to annex those properties outside the boundaries that are currently receiving service. With the planned upgrades to the distribution system, it is anticipated that River Pines PUD will have adequate capacity to serve the inventory of sites within its service area as discussed in Chapter IV during the 6th Cycle.
e. Drytown County Water District
Drytown County Water District (DCWD) serves the community of Drytown. There are 63 residential water connections served by DCWD, and two commercial connections. Service is in place within and outside of the district boundaries. The number of water connections has increased by two connections with one additional connection about to be installed. The estimated population within District bounds is 136. 6 The District’s population density is 578 per square mile, compared to the countywide overall density of 64. DCWD expects to serve up to 69 new connections in two proposed subdivisions, the St. Elizabeth AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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subdivision and the Thomas Estate. The St. Elizabeth subdivision was originally planned to add 11 new connections to the District’s water system, but was reduced to nine parcels. Much of this subdivision area is outside DCWD boundaries. The Thomas Estate, 18.84 acres, is partially within the District’s bounds and will require annexation if developed.

DCWD obtains treated surface water from AWA, and operates infrastructure, including a water tank and distribution system.

Because DCWD obtains all its water from AWA, any new connections would require confirmation of capacity for service from AWA. Although DCWD’s water tank is reportedly in excellent condition, its distribution network is estimated to lose approximately 20% of its water to leaks, and is in need of improvement. DCWD reports that water purchased from AWA is generally of excellent quality and there have been no contaminate issues. The 2020 Annual Consumer Confidence Report indicates that DCWD met all standards. As discussed above, AWA’s UWMP demonstrated adequate planned water supply to accommodate the RHNA and it is anticipated DCWD will have adequate water supply to serve residential development consistent with the RHNA and inventory of sites associated with DCWD, including the planned development in the St. Elizabeth subdivision and Thomas Estate, in Chapter IV during the 6th Cycle. f. Kirkwood Meadows Public Utility District
Kirkwood Meadows PUD provides domestic and irrigation water services to 848 active water connections, of which 663 are residential, 45 are commercial, and 178 are irrigation (residential and agricultural). KMPUD receives its water supply entirely from groundwater wells. Kirkwood Meadows PUD owns and maintains four wells that pump water from an unclassified aquifer.

The wells have a combined capacity of 225 gpm. In 2007, Kirkwood Meadows PUD pumped a total of 23.95 mgd of groundwater with a maximum day flow of 0.1 mgd. Kirkwood Meadows PUD reports that water purchased from AWA is generally of excellent quality and there have been no contaminate issues. The 2020 Annual Consumer Confidence Report indicates that Kirkwood Meadows PUD met all standards.

The Kirkwood Meadows PUD owns, operates and maintains the water system serving the community of Kirkwood, which serves a total of 867 water connections, consisting of 648 residential connections, 51 commercial connections, and 168 irrigation connections. The Kirkwood Meadows PUD’s domestic water is supplied by four groundwater wells located throughout the Kirkwood Valley, with a combined capacity of 225 gallons per minute or 324,000 gallons per day. The system includes two storage tanks with a capacity of 950,000 gallons, and the distribution system consists of approximately five miles of pipelines ranging from six to ten inches in diameter34.

In 2014, Amador Local Agency Formation Commission performed a Municipal Services Review (MSR) for Kirkwood Meadows PUD. The MSR identified a remaining capacity of 699 units and did not identify any water supply deficiencies for meeting projected demand.5
Total water demand for the Kirkwood Meadows PUD varies from 11 to 15 million gallons per year at the current 50 percent build-out of the community, or approximately 1,412 equivalent dwelling units. At full buildout, the Services Capacity Analysis completed in 2014 predicts the Kirkwood Meadows PUD will have a deficit of 217,400 gallons per (peak) day. While water supply will need to be addressed for full buildout, it is not anticipated that capacity will be an issue in meeting the County’s RHNA that can be accommodated within Kirkwood, which includes the sites identified in Chapter IV. Kirkwood Meadows PUD is undertaking a hydrology study, investigating a potential new potable water well, is performing distribution system improvements, and is planning to install an 800,000-gallon water storage tank, to meet build-out needs.7 g. Volcano Community Services District
Volcano CSD provides groundwater to 67 water connections, four of which are considered double meters due to the number of buildings on the property. Therefore, the District effectively serves 71 water connections, of which 14 supply commercial facilities and four supply residential customers outside district bounds. The estimated population within district bounds is 156. 3 Kirkwood Meadows PUD. 2019. 2018-2019 Annual Report. Available at: https://www.kmpud.com/wp-content/uploads/Annual-Report-2018-2019- FINAL-111919-2.pdf
4 Utility Service Provider Questionnaire. Kirkwood Meadows PUD. November 2021. 5 Amador Municipal Services Review Final. Amador Local Agency Formation Commission. May 22, 2014 AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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The water source is groundwater under the influence of surface water from the Cleveland Tunnel, an inactive mine tunnel, and the back-up water source is groundwater wells with relatively low yields. The Cleveland Tunnel is considered groundwater under the influence of surface water. Volcano CSD claimed rights to divert 57 gpm from the Cleveland Tunnel in 2002 as a pre-1914 appropriative water right. The source yield is rated at 70 gpm in the Volcano CSD’s permit, but only 43 gpm by a 2006 water supply study completed for Volcano CSD. Volcano CSD also operates two wells; the wells have a combined yield of 6 gpm presently; by comparison, peak demand has reached 29 gpm. Volcano CSD also operates a water treatment plant with a rated capacity of 53 gpm, although its 2006 supply study describes its capacity as 36 gpm due to operational considerations. Volcano CSD reports that water purchased from AWA is generally of excellent quality and there have been no contaminate issues. The 2020 Annual Consumer Confidence Report indicates that Volcano CSD met all standards.

Volcano CSD has a moratorium on new connections pending the outcome of a water supply study. Until completion of the water supply study, the Volcano CSD and the Amador County LAFCO cannot ascertain the adequacy and capacity of water services. Volcano CSD’s primary water source yield has declined over the years, and groundwater wells in the area have low yields. Volcano CSD reported they have been conducting an evaluation of safe yield of its water sources since 2008. There are potentially water treatment plant needs, including upgrade of the filtration system, to be addressed upon completion of the water supply study. The Volcano CSD is not anticipated to accommodate development during the 6th Cycle. h. Rabb Park Community Services District
Rabb Park CSD reported that service demand increased with development from 50 homes at formation in 1973 to 107 in 2008. Rabb Park CSD reported there have been no further developments since 2008 and therefore service demand has not been affected.

The Rabb Park CSD area is supplied retail water through AWA. The water is treated at AWA’s Buckhorn Treatment Plant, passes through the CAWP transmission pipeline and fills the two storage tanks serving Volcano CSD. AWA is generally of excellent quality and there have been no contaminant issues. The 2020 Annual Consumer Confidence Report indicates that met all standards.

Future growth is expected to be limited, as there are no proposed or planned development projects within the Rabb Park CSD.

There are approximately 30 undeveloped lots within the Rabb Park CSD; the Rabb Park CSD has confirmed it has the service capacity to add one to three additional connections annually which would result in a total of up to 8 to 24 units added to its service area during the 6th Cycle.
i. East Bay Municipal Utility District
EBMUD operates the Pardee and Camanche Reservoirs as water sources for its service area in Alameda and Contra Costa counties. EBMUD also provides groundwater to residents and visitors to the Camanche North Shore area from two groundwater wells, with a third well currently not in operation. This area encompasses approximately 105 acres and an aggregate total of 600 residential units and 35,000 sq. ft. of commercial and service uses. EBMUD plans to build a joint surface-water treatment plant with AWA and the Calaveras County Water District to phase out this groundwater use because of concerns about groundwater quality and basin overdraft. Additional residential growth anticipated in this northern area in the next several years will fall outside of EBMUD-owned lands and largely outside the Mokelumne drainage. With approval from the respective counties, subdivisions and other uses could be developed in the rural areas around the Mokelumne Watershed. EBMUD reported that additional growth would not affect service demand in Amador County. EBMUD reports that water is generally of excellent quality and there have been no contaminate issues. The 2020 Annual Consumer Confidence Report indicates that EBMUD met all standards.

2. WASTEWATER AND SEPTIC SYSTEMS
There are a variety of wastewater systems that currently serve the communities of Amador County, including on-site wastewater treatment systems (OWTS) and community or municipal wastewater systems. Wastewater providers serving Amador County are shown in Figure III-2. Community and municipal systems are more desirable than private systems for larger residential AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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developments as they allow lower per unit cost, the use of advanced technologies that attain a higher level of treatment, more control over desired locations and types of development, and more site planning flexibility.

Community wastewater conveyance and treatment in Amador County is provided by AWA (which administers multiple community wastewater systems), the City of Ione, the City of Plymouth, the City of Jackson, the City of Sutter Creek, Amador Regional Sanitation Authority, which is a joint powers authority comprised of the City of Sutter Creek, Amador City, and Amador County, Kirkwood PUD, and FCSD. Development within each city and within the service area of community wastewater treatment systems is generally required to be served by the associated wastewater system. Figure III-2 identifies the wastewater agencies serving Amador County.
a. Onsite Wastewater Treatment Systems
Development located outside of the boundaries of each city and outside a community wastewater treatment system service area is anticipated to be served. All OWTS must comply with the County’s Local Area Management Program (LAMP) dated September 21, 2021 and approved by the California Regional Water Quality Control Board, Central Valley Region (Regional Water Board (Regional Water Board) on February 17, 2022.

OWTS are a common method of wastewater disposal, particularly in unincorporated Amador County. OWTS are designed to provide partial treatment of the sewage, with disposal to a subsurface disposal field so contaminants do not reach groundwater or streams. In Amador County, land divisions and discretionary projects enabling an OWTS must not exceed a density of a single family dwelling and second unit per 5 acres, unless the wastewater loading is demonstrated to not conflict with applicable salt and nutrient management requirements.

Subdivisions may propose density averaging, provided that the subdivision would not create parcels less than 2 acres in size served by private wells and OWTS. Parcels ranging from 1 acre to less than 5 acres may be served by an OWTS that meets the siting and design criteria and water supply is provided by a public water system. Subdivisions may not create parcels less than 40,000 square feet unless served by a sanitary sewer and a public water system. Private septic systems, if installed properly, provide an efficient and reliable method of sewage disposal. b. Amador Water Agency
In addition to serving raw and potable water, AWA provides wastewater collection and treatment services. The volume of wastewater collected and treated within AWA’s service area in 2015 was 1,696 AF. Approximately one-third of this wastewater is recycled for use at local golf courses, while the rest is treated and discharged by AWA or other wastewater treatment agencies in the area.

AWA currently owns, operates and maintains eleven geographically separate wastewater management systems throughout Amador County including Eagles Nest, Surrey Junction, Wildwood Estates, Gayla Manor, Jackson Pines, Fairway Pines, Pine Grove, Viewpoint, Tiger Creek Estates, Lake Camanche Village, and Martell improvement districts. As shown in Figure III-1, the inventory of sites anticipates units within AWA’s service areas.

AWA’s Wastewater Master Plan Study plans for improvements needed to its wastewater management systems, which all have average daily flows below their peak daily flow capacity.

AWA assumes an average daily flow of 200 gpd for new residential development; this is a conservative assumption well in excess of its realized residential wastewater generation which ranges from 40 to 177 gpd per dwelling unit and averages 128 gpd per dwelling unit systemwide (AWA Wastewater Master Plan Study, Table 4.8). AWA has planned for additional residential growth at each of its wastewater facilities, except Gayla Manor and Lake Camanche. AWA has had a moratorium on new wastewater connections served by the Lake Camanche WWTP since 2005 due to insufficient capacity. AWA’s Wastewater Master Plan Study anticipates 5 additional active connections at Eagles Nest, 3 at Surrey Junction, 8 at Wildwood Estates, 3 at Viewpoint, 166 at Fairway Pines/Mace Meadows, 4 at Jackson Pines, 134 at Pine Grove, 3 at Tiger Creek Estates, 86 at AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Camanche, and 1,272 at Martell. This planned growth is more than adequate to accommodate the RHNA for the unincorporated County.
c. Amador Regional Sanitation Authority
Amador Regional Sanitation Authority (ARSA) is a joint powers authority comprised of the City of Sutter Creek, Amador City, and Amador County. ARSA provides for the Sutter Creek wastewater treatment plant (WWTP) to collect and treat wastewater from Amador City, the City of Sutter Creek, and Martell. ARSA then provides for the distribution of treated wastewater from the Sutter Creek WWTP to either the City of Ione’s tertiary treatment plant (Castle Oaks Reclamation Plant), or to the City of Ione’s secondary treatment plant (ponds).
d. City of Amador City
The City of Amador City provides wastewater collection within the City limits and partially treats wastewater before pumping effluent to Sutter Creek for treatment. Amador City’s wastewater collection system consists of approximately 10,000 feet of six inch gravity sewer lines, which were installed in the mid 1970’s. The sewer lines make three stream crossings of Amador Creek; at this point, the lines are elevated above the 100-year flood level. The last sewer line segment prior to the equalization basin has a maximum capacity of approximately 224 gpm. The highest peak flow for the system was in January 1997 at 53,000 gpd. The City has instituted improvements to manage wet weather flows to ensure peak The Amador City WWTP, operating under Order No. R5-2002-0224 issued by the Regional Water Board, receives domestic wastewater from approximately 82 residential connections. Amador City’s most recent report of waste discharge identifies an average dry weather flow of approximately 24,000 gallons per day (gpd), with the highest peak flow of 53,000 gpd in January 1997. The Amador City WWTP is permitted for an average monthly flow of 50,000 gpd. Wastewater treatment processes include an influent bar screen, followed by aeration and clarification in a 4-6 inch thick concrete lined equalization basin. The total storage capacity of the equalization basin, with two feet of freeboard, is approximately 335,000 gallons.

Following treatment at the Amador City WWTP, effluent is exported to the City of Sutter Creek’s WWTP via an effluent pump station and force main. The maximum capacity of the force main line between Amador City and Sutter Creek is approximately 125,000 gpd. Amador City’s agreement with the City of Sutter Creek allows up to 39,000 gpd of wastewater to be discharged to the Sutter Creek WWTP, this is well below the average flow of the Amador City WWTP.

Based on the City’s existing service levels, 82 residential connections represent an average of 289 gpd apiece per day [average dry weather flow of 24,000 divided by 83]. It is anticipated that the average flow per unit is less, when accounting for the demand associated with commercial, recreational, and other uses in the community. Based on the average daily demand, the 5 RHNA units from the 6th Cycle and the 2 carryover units from the 5th Cycle would generate an average of approximately 2,023 gpd, which is well within the City’s permitted average flow. e. City of Ione
The City WWTP operates under Waste Discharge Requirements Order No. R5-2013-0022 issued by the Regional Water Board, as amended by R5-2014-0166, which provides for an average dry weather flow (ADWF) of 0.50 mgd of influent and can be increased by the Regional Water Board Executive Officer to 0.52 mgd upon approval of the 2020 Capacity Expansion Report.

The City’s ADWF was 0.447 mgd as of 2011. The City’s compliance strategy includes reducing the hydraulic loading to the percolation ponds by developing recycled water uses through the agronomic irrigation of four parcels) in a two-phase compliance project. The City has completed work to line ponds 1-3 and is addressing Cleanup and Abatement Order R5- 2019-0701 associated with the removal of biosolids. The City’s current ADWF is close to permitted capacity. The City is in the process of determining remaining capacity.
f. City of Jackson
In 2018, the City’s wastewater system served 2,511 dwelling units and 256 commercial accounts. The City’s WWTP has a design capacity of 0.71 MGD; however, RWQCB Order XX limits the capacity to 0.43 MGD. The City has worked with the Regional Water Quality Control Board to remove the capacity limitation. The Regional Water Quality Control Board has issued AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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a Tentative Order increasing the City’s WWTP capacity to 0.71 MGD. This increase in capacity would accommodate approximately 1,866 dwelling units based on the City’s estimated winter month generation rate for residential units (140 to 150 gpd) and is more than adequate to accommodate the RHNA. g. City of Plymouth
The Plymouth General Plan Update identified a WWTP permitted capacity of 0.17 mgd, with average annual flows of approximately 0.126 mgd. Based on an average daily wastewater generation rate of 150 gpd per household, the remaining capacity will accommodate approximately 293 units and is more than adequate to accommodate the RHNA. h. City of Sutter Creek
The Sutter Creek WWTP treats domestic wastewater from the City of Sutter Creek, Amador City, and the Martell area, and discharges secondary effluent to ARSA for disposal. The WWTP currently has a permitted ADWF capacity of 0.48 MGD, with an average ADWF of 0.273 MGD from 2012 through 2016 with a general decline in ADWF noted during the 2012-2016 time period. Based on the City’s average reported water usage of 131 gpd per dwelling unit, the remaining capacity would accommodate approximately 1,680 dwelling units which exceeds the City’s RHNA, as well as Amador City’s RHNA and Countywide RHNA units anticipated in the unincorporated Martell area. i. Fiddletown CSD
On June 14, 2016, FCSD submitted an application to Amador County Environmental Health and received a waiver of the secondary standards for iron manganese, color, and turbidity. The application was submitted following a survey of residents and in accordance with Section 64449.2 of Title 22 of California Code of Regulations. A nine-year waiver was approved by the Environmental Health Department on June 15, 2016. FCSD hopes to eventually install a filtration system that will allow it to meet these standards, but has not identified a funding plan to do so. During EHD’s most recent inspection, no monitoring violations were identified
While the community of Fiddletown relies primarily on individual septic systems for wastewater disposal, FCSD serves certain parcels along Dry Creek and parcels too small for a contained onsite septic system drain through a collection system into a community leach field. FCSD wastewater service infrastructure includes the community leach field and 1.5 miles of PVC collection pipelines. The system was designed for a maximum of 78 parcels.

There are 47 wastewater connections and an additional 13 parcels have rights to connect in the future. The community leach field system located within FCSD bounds, previously owned by the County, was transferred to Fiddletown CSD in late 2010 following completion of the annexation of parcels receiving service. The leach field system includes wastewater collection and disposal services. FCSD maintains the leach field system and reported that no improvements have been needed or made to it since the transfer.

Property owners are responsible for the maintenance of the individual onsite septic systems, which provide a majority of the treatment process. The septic systems then connect to the community collection system.

FCSD has completed most of the required and recommended repairs identified in the 2008 MSR. Two remaining issues include replacement of monitoring devices for the groundwater to verify no adverse impacts and placement of posts to facilitate locating inspection pipes. FCSD states that the monitor devices are not working and it does plan to replace them. In the 2008 MSR, it was reported that there is a monitoring well network to ensure protection of nearby surface and subsurface waters; however, FCSD believes that no monitoring has been done. There are no known defects in the sewer system. However, there have been routine breaks and repairs made in the line system that runs through town. FCSD is in the process of performing an assessment of the collection system to identify specific needs. j. Kirkwood Meadows PUD
As previously stated, the Kirkwood Meadows PUD provides sanitary wastewater collection, treatment and disposal for the community of Kirkwood. The Kirkwood Meadows PUD’s wastewater collection system consists of approximately 8.3 miles of AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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6-inch gravity flow wastewater collection lines and approximately 3,600 feet of 8-inch force main sewer lines. Two lift stations transfer the wastewater to the Wastewater Treatment Plant (WWTP) which treats and then discharges the wastewater to effluent absorption beds. The WWTP is permitted under the jurisdiction of the Regional Water Quality Control Board under Waste Discharge Requirements (WDR) Order No. R5-2007-0125.

The WWTP has a monthly average design capacity of 0.19 mgd, with a peak flow design capacity of 0.27 mgd. From Fiscal Years 2017/18 through 2020/21, the WWTP has seen average annual flows of over 18 million gallons, or over 50,000 gallons per day. Peak month average daily flows over this period are over 90,000 gallons per day, with the highest flows occurring in the late winter/early spring during the period of seasonal snowmelt. When the WWTP was upgraded in 2011, the permit was not similarly updated to reflect actual disposal capacity which presents a permitted, versus actual, limitation in treatment capacity. Therefore, the District may not have sufficient permitted treatment capacity to serve build-out. Treated effluent is pumped into eight subsurface leachfields. The leachfields can dispose of a monthly average flow of .19 mgd and a peak daily flow of .43 gpd. According to the RWQCB, the system has sufficient disposal capacity to provide services given the current flows6,7.

Between July 2018 to June 2019, numerous components failed at the WWTP and required repair or replacement. These included multiple repairs of the centrifuge, valving, and the WWTP control system. The current plant is over 40 years old and much of the equipment has reached the end of its useful life. Recognizing this, the Kirkwood Meadows PUD completed a WWTP Feasibility Study and Preliminary Engineering Report that investigated repair, rehabilitation, and possible replacement of the WWTP, its equipment, and processes. The associated WWTP repair and rehabilitation project is scheduled to commence in 2022 and be completed by 2025.13
At just over half of design capacity, the Kirkwood Meadows PUD, including the WWTP, has remaining capacity to accommodate additional growth and is anticipated to have adequate capacity to accommodate the portion of the County’s RHNA anticipated for the Kirkwood Meadows PUD service area.

3. DRY UTILITIES
Dry utilities, including electricity, natural gas, and telephone service, are available to all of Amador County’s unincorporated communities. The extension of power and natural gas to service new residential development has not been identified as a constraint. Electricity and natural gas service is provided by Pacific Gas & Electric (PG&E) . Propane is supplied by a variety of independent distributors operating out of the Central California and Sacramento Valley areas, as well as from private companies in Amador County such as Kamps Propane in Pioneer. HughesNet, Volcano, and AT&T provides telephone service to unincorporated Amador County. All of the sites identified in Table IV-4, Lower Income Sites, are adjacent to or in the immediate vicinity of electricity, natural gas, and telephone service. While broadband internet service is provided by multiple wireline providers including AT&T of California, Comcast, and Verizon and multiple fixed wireless providers there are locations within the County where broadband service has been reported to be unreliable or not fast enough.

4. SITE AND ROADWAY IMPROVEMENTS
The County, and the municipal jurisdictions within the county, require that developers complete certain minimum site improvements in conjunction with new housing development. Water, sewer, drainage, police, fire, parks, schools, and transportation will require improvements in capacity to treat and distribute water, to treat sewage, to handle run-off, and to provide sufficient space and capacity for recreation, public safety, education, and movement of people and goods. Required improvements include the construction of streets, curbs, gutters, and sidewalks and, where necessary, the installation of water mains, fire hydrants, sewer mains, storm drainage mains, and street lights. These standards are typical of many communities and do not adversely affect the provision of affordable housing in Amador County and the municipal jurisdictions within the 6 Amador LAFCo. 2014. Amador County Municipal Services Review [Chapter 18, Kirkwood Meadows PUD]. Available at:
https://www.amadorgov.org/home/showpublisheddocument/19680/635520052416470000 7 Utility Service Provider Questionnaire. Kirkwood Meadows PUD. November 2021.

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county. However, whenever the developer advances the costs for improvements not located on the development project, which are required as a condition of such development project, the developer shall be entitled to reimbursement for that part of the required improvement which contains supplemental size, capacity, number or length for the benefit of property not within the development project. In each case, the cost of expansion most likely will be financed through development fees, exactions, assessment districts, or some combination of these.

The Amador County General Plan Circulation Element Diagram depicts the proposed circulation system to support existing, approved and planned development in unincorporated Amador County. The circulation system for Amador County is shown using a set of roadway classifications, developed to guide the County’s long range transportation planning and programming.

The following describes the classification of the County roadway system in the unincorporated area. ● Arterial Roadway -- Link cities and larger towns (and other traffic generators, such as major resort areas) and form an integrated network of arterial highways providing interstate and intercounty service. Examples include State Route 16, State Route 26, State Route 49, State Route 88, State Route 104 (from SR 88 to County line), and State Route 124.
● Major Collectors-- Generally serve intracounty travel rather than statewide travel with shorter routes and travel distances than arterials. Examples include Argonaut Lane, Buena Vista Road, Camanche Road, Climax Road, Fiddletown Road, Industry Blvd., Jackson Gate Road, Jackson Valley Road (From Camanche Rd to Buena Vista), Latrobe Road, Martell Road, Michigan Bar Road, New York Ranch Road, Old Highway 49, Prospect Drive Ridge Road, Shakeridge Road, Shenandoah Road, Sutter Creek Road (from Sutter Creek city limits to Pine Gulch Road), Tabeaud Road (from Clinton Bar Rd. to SR 88), and Wicklow Way.
● Minor Collectors-- Serve adjacent and nearby communities with shorter routes and travel distances than major collectors. Examples include Buckhorn Ridge Road, Bunker Hill Road (portion), Camanche Parkway North (portion), Cedar Heights Drive (off Silver Drive), Charleston Road, China Graveyard Road, Clinton Road, Coal Mine Road, Consolation Street, (Volcano), Curran Road, Defender Grade East School Street (Amador City), Five Mile Drive, Hale Road, Irishtown Road, Jackson Valley Road (portions), Kennedy Flat Road, Main Street (portion)- Volcano Mc Kenzie Drive (portion), Meadow Drive, New Chicago Road (portion), Old Ridge Road, Old Sacramento Road, Old Stockton Road, Pine Grove – Volcano Road, Pine Gulch Road, Pioneer Creek Road (portion), Pioneer Volcano Road (portion), Rams Horn Grade Silver Drive, (portion), Stony Creek Road, Sugar Pine Drive, Sutter Creek Road (east of Pine Gulch Rd), Sutter – Ione Road, Tabeaud Rd (Clinton Rd to Clinton Bar Rd), and Tiger Creek Road (portion). Minor collectors serving 400 to 1,000 vehicle trips per day require a minimum roadway width of 60 feet, with an improved roadbed width of 30.5 feet which includes a road surface (travel lanes) of 24 feet. ● Local Roads-- Provide access to adjacent properties and include travel lanes and gutters/storm drainage right-ofway in all areas. A minimum 50-foot roadway width is required in areas with less than 400 vehicle trips per day, with a minimum improved roadbed of 26.5 fee which includes a road surface (travel lanes) of 20 feet. Provide service to travel over relatively short distances as compared to higher order facilities.

Travel in Amador County is primarily automobile-oriented due to the rural nature of the local communities, low development densities, and limited options for using alternative modes of travel. Three state highways traverse Amador County: State Route (SR) 88, SR 49, SR 16, and SR 26. The Amador County 2020 Regional Transportation Improvement Program (RTP) identifies and prioritizes the transportation improvement project and programs that are required by the region, based on technical analysis and input from the cities, county, and the Public. The Amador County Transportation Commission (ACTC) carries out the RTP’s projects and programs.

City of Ione
State Routes 104 and 124 run through downtown Ione and serve as truck routes. Through the downtown, these routes are narrow for trucks, with on-street parking and tight turns in key locations, causing safety hazards and impairing circulation in AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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Ione. The West Ione Roadway Improvement Strategy (WIRIS) identifies improvements to the City circulation system on the west side of the City that address circulation in and around the City and improve safety.

State Route (SR) 104 extends from SR 99 north of Galt in Sacramento County, through Ione, to SR 88 south of Ione, within the Planning Area. SR 88 extends east from San Joaquin County to Alpine County and runs through the southern portion of the Planning Area. SR 124 connects from SR 16 northeast of Ione, through the City, to SR 88. Within the City, segments of SR 104 are identified by the local street name of Preston Avenue and SR 124 is identified as Main Street. Within the City, both SR 104 and 124 provide access to local streets as well as residential and commercial uses via driveways. The corner of Main Street and Preston Avenue is planned for improvements to remove a corner that poses a safety hazard. Outside the City in the Planning Area, segments of SR 104 are identified by the street name of Foothill Boulevard. ● Arterial Roadway -- Arterials provide for cross-town and regional travel and carry heavy volumes of traffic. Major arterials within the City include SR 104 and 124. In the Planning Area, arterials include Michigan Bar Road and Buena Vista Road.
● Collector Roads-- Collector roads link different parts of the City with one another. Generally, collector roads carry light to moderate traffic volumes and have speed limits in the 25 to 35 mile-per-hour range. In the City, collector roads include West Marlette Street, Shakeley Lane, Castle Oaks Drive, Fairway Drive, Sutter Lane, and Five Mile Drive. Collector road improvements and extensions are planned to serve the State Route 124 and Triangle Policy Areas, with planned improvements to Waterman Road and into the Triangle Policy Area. ● Minor Collectors—Collectors in the City of Ione include Buckhorn Ridge Road, Bunker Hill Road (portion), Camanche Parkway North (portion), Cedar Heights Drive (off Silver Drive), Charleston Road, China Graveyard Road, Clinton Road, Coal Mine Road, Consolation Street, (Volcano), Curran Road, Defender Grade East School Street (Amador City), Five Mile Drive, Hale Road, Irishtown Road, Jackson Valley Road (portions), Kennedy Flat Road, Main Street (portion)- Volcano Mc Kenzie Drive (portion), Meadow Drive, New Chicago Road (portion), Old Ridge Road, Old Sacramento Road, Old Stockton Road, Pine Grove – Volcano Road, Pine Gulch Road, Pioneer Creek Road (portion), Pioneer Volcano Road (portion), Rams Horn Grade Silver Drive, (portion), Stony Creek Road, Sugar Pine Drive, Sutter Creek Road (east of Pine Gulch Rd), Sutter – Ione Road, Tabeaud Rd (Clinton Rd to Clinton Bar Rd), and Tiger Creek Road (portion). Collector roads with parking on both sides of the street require a minimum right of way of 60 feet, with 20 feet on each side for a travel lane(s) and parking and 9 feet on each side for curb, gutter, and walkway. ● Local Roads—Local Roads within the City of Ione include Albatross Drive, Glenbrook Drive, West Jackson Street, and Raymond Drive. Roadway improvements and an extension is planned for Collings Road for future development in the Q Ranch Policy Area. New local roads will be designed in conjunction with subsequent land plans, Specific Plans, and other plans for future development. Local roads with parking on both sides of the street require a minimum right of way of 50 feet, with 16 feet on each side for a travel lane and parking and 8.5 feet on each side for curb, gutter, and walkway.

The City uses a Capital Improvement Plan (CIP) to prioritize and fund circulation improvements. Local and regional impact fees are used to fund vehicular and non-vehicular improvements. Additional funding for the CIP comes from a variety of sources, including but not limited to State gas tax, grant funding from Caltrans, State and federal transportation funds, and in some cases, the City’s General Fund. Typical roadway improvements for development projects include curbs, gutters, and underground infrastructure (electric, telephone, cable and gas, sewer and water lines), and traffic safety items (striping and signage).

City of Jackson
The roadways fall into two general categories: State routes and local routes. Descriptions of individual roadways in each category are provided below.

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The State highways serving the Jackson area include State Routes (SR) 49, 88, and 104. (See Figure 1). These routes provide for access to, from, and through the County. The following briefly describes each route. ● SR 49 – SR 49 extends from Oakhurst in Madera County to Vinton in Plumas County, connecting many of the historic towns developed during the gold mining days. It is the major north/south highway through Amador County. Within the Jackson area, SR 49 becomes coincidental with SR 88 between Martell and Jackson and is classified as an arterial. Within the Jackson city limits, SR 49 bisects the City providing access to much of the commercial uses on both sides of the highway as a four-lane facility with a continuous two-way left-turn lane. ● SR 88 – SR 88 is a two-lane, principal arterial that runs west to east through Amador County, connecting San Joaquin County on the west to Alpine County near Kirkwood on the east. SR 88 becomes coincidental with SR 49 in the Martell area and runs south into the City of Jackson. Just south of the Jackson downtown area, SR 88 and SR 49 separate with SR 88 continuing to the east into Alpine County. SR 88 serves significant local and recreational traffic traveling through the Jackson area. The intersection of SR 49 and SR 88 is considered among the most heavily used intersections in Amador County.
● SR 104 – SR 104 is a major collector which originates at SR 99 at Galt in Sacramento County, enters Amador County and passes through the City of Ione, intersecting SR 88 at Post Mile 8.2 in Amador County, 2.3 miles east of Ione.

It is then coincidental with SR 88 until 1.6 miles west of Martell, where it changes to a northeasterly direction as a major collector to SR 49 at Sutter Hill. At SR 49, Ridge Road becomes an easterly extension of SR 104 and continues as a County major collector road to SR 88 near Pine Grove. Although SR 104 is not within the Jackson planning area, the segment of SR 104 that is coincidental with SR 88 provides access into the Jackson planning area near Martell. This route is also important because it provides an alternate route for trucks and Jackson Rancheria Casino patrons instead of using SR 88 through Jackson. East of SR 49, the extension of SR 104 (Ridge Road) generally follows the northern boundary of Jackson’s planning area.

The major local collector roadways within the study area include Hoffman Street/Stony Creek Road, New York Ranch Road, North Main Street, Jackson Gate Road and Ridge Road. Descriptions of each facility are provided below. ● Hoffman Street/Stony Creek Road extends in a southwesterly direction from SR 49 in the City of Jackson to Buena Vista Road near the Calaveras County line. In the Jackson study area, Hoffman Street provides access to Jackson Junior High School, Argonaut High School and the Amador County Superior Court. ● New York Ranch Road begins at Court Street in the City of Jackson and extends northerly out of the City limits, where it connects with Ridge Road. New York Ranch Road provides access to the Jackson Rancheria Casino and residential and professional office land uses within the City limits,. ● North Main Street is a historic route that extends from the downtown Jackson area to the north, where it transitions to Jackson Gate Road. North Main Street serves a variety of commercial, office and residential land uses between the downtown area and Jackson Gate Road.
● Jackson Gate Road loops around from SR 49 in the Martell area to the southeast, where it connects with North Main Street in the City of Jackson. Jackson Gate Road provides access from the Martell area to the northeast Jackson area, serving some commercial uses and historic sites along its route. ● Ridge Road extends northeasterly from SR 104 in Sutter Creek into the Pine Grove area, where it connects with SR

88. Ridge Road generally borders the City of Jackson Circulation Element November 2008 Page 28 northern portion of the Jackson planning area with some residential uses along its length.

Minor collectors with local significance include Argonaut Lane, Broadway, Butte Mountain Road, China Graveyard Road, Clinton Road, Court Street, and French Bar Road.

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The City uses a Capital Improvement Plan (CIP) to prioritize and fund circulation improvements. Local and regional impact fees are used to fund vehicular and non-vehicular improvements.

City of Plymouth
A summary of the existing circulation conditions related to Plymouth is provided below. The City of Plymouth Circulation Element of the General Plan only identifies major roadways within the City of Plymouth. ● SR 49 is the major north/south route through Amador County and is the only state highway in the Plymouth area.

SR 49 extends from Oakhurst in Madera County to Vinton in Plumas County connecting many historic towns. Through Plymouth, this roadway is an undivided, two-lane rural highway. ● Main Street begins at the western border of Plymouth and becomes Shenandoah Road to the east of SR 49, then continues to the east where Shenandoah Road connects with Fiddletown Road. In Plymouth, Main Street/Shenandoah Road is a two-lane rural highway.
● Old Sacramento Road/Main Street extends through downtown Plymouth westward where it connects with Latrobe Road and terminates at SR 16. In downtown, Main Street is a two-land road with on-street parking on both sides of the street. To the west of downtown, it turns into a narrow, winding two-lane country road without shoulders.

City of Amador City
Amador City roadways fall into two categories: arterial and local streets. Descriptions of individual roadways in each category are provided below.
● SR 49 is the only arterial serving the study area. Within the Amador City limits, State Route 49 bisects the City as a two-lane facility, providing access to the residential and commercial facilities on both sides of the highway.

With the exception of State Route 49, all principal streets within Amador City are classified as local roads. They include Water Street, East School Street, Church Street and Old Amador Road. A description of each principal street is given below. ● Water Street is a two-lane, east-west local road that serves as access to East School Street and a series of residences along the eastern end of the road. It becomes Amador Creek Road east of East School Street. ● East School Street is a two-lane, north-south local road that begins at Water Street and serves the residential areas west to Church Street.
● Church Street is a two-lane, north-south local road that begins at State Route 49 north of Water Street and serves the residential areas in the north central section of the City. ● Old Amador Road is a two-lane local road that serves the north-west portion of the City and proceeds north into the unincorporated section of Amador County.
● Ione Valley Road is a two-lane, east-west local road on the southwest side of State· Route 49 that distributes the local traffic amongst God's Hill Road, Pigturd Alley and Fleehart Street.

Other local roads that serve adjacent residents include O'Neil Alley, Freemont Mine Road, Cross Street, West School Street, Keystone Alley, Stringbean Alley, God's Hill Road, Pigturd Alley and Fleehart Street.

City of Sutter Creek
The City of Sutter Creek Circulation Element Setting of the General Plan identifies major roadways within the City of Sutter Creek as State Highways, arterial streets, collector streets and local streets.

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State Highways
SR 49 runs predominantly in a north-south direction connecting Sutter Creek with the cities of Jackson and Plymouth in Amador County, El Dorado County to the north, and Calaveras County to the south. SR 49 is a primary commuter route connecting to SR 88 and SR 104 in the southern portion of Sutter Creek. SR 49 has a general two-lane highway type crosssection through most rural segments north and south of Sutter Creek. Within Sutter Creek, SR 49 increases to a four-lane highway cross-section between SR 88 and Main Street/Old Highway 49.

SR 104 runs predominately in an east-west direction from its western terminus at SR 99 in Sacramento County north of the City of Galt to its eastern terminus at SR 49 in Sutter Creek. SR 104 becomes Ridge Road east of SR 49 and continues east through Amador County. SR 104 has a general two-lane highway type cross-section, and overlaps with SR 88 for a portion of its alignment west of Sutter Creek.

SR 88 runs predominately in an east-west direction from the City of Stockton in San Joaquin County to the Nevada state line in Alpine County, connecting with SR 88 and SR 49 in Sutter Creek. SR 88 has a general two-lane highway type cross-section, and overlaps with SR 104 for a portion of its alignment west of Sutter Creek and SR 49 just south of Sutter Creek.

Arterial Streets
Arterial facilities serve to connect areas of major activity within the urban area and function primarily to distribute cross-town traffic from freeways / highways to collector streets. Within the City, arterial streets are mostly two-lane facilities with maximum operating speeds ranging from 30 to 45 miles per hour (mph). Main Street through the City’s downtown area has a speed limit of 15 to 25 mph. Arterials within the City include Hanford Street, Main Street, Gopher Flat Road, Prospect Drive, Valley View Way, and Bowers Road. Ridge Road is considered a Major Arterial within the City due to its regional significance. Arterials within the City should have Buffered Class II Bicycle Lanes and sidewalk, or a Class I Shared-Use Path to accommodate bicycle and pedestrian travel.

Collector Streets
Collectors function as connector routes between local and arterial streets and provide access to residential, commercial, and industrial property. The City defines two types of collectors: major collectors and minor collectors. Major collectors include Sutter Ione Road, Church Street/Sutter Creek Road, and Old Sutter Hill Road. Minor collectors include Old Ridge Road, Bryson Drive, and Golden Hills Drive. Major collectors within the City should have Class II Bicycle Lanes and sidewalk, or a Class I Shared-Use Path to accommodate bicycle and pedestrian travel. Minor collectors with parking should be designated as Class III Bicycle Routes with sidewalk.

Local Streets
Local streets provide direct access to abutting properties and allow for localized movement of traffic. Local streets are characterized by low daily traffic volumes and low travel speeds. All roadways not identified in the General Plan circulation system map as freeways, highways, arterials, or collectors are designated local streets. Local roads with parking should be designated as Class III Bicycle Routes with sidewalk.

Conclusion
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 one jurisdiction over another.

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4. ENVIRONMENTAL AND OTHER CONSTRAINTS
Agricultural Resources
County land use policies emphasize the importance of agricultural production within unincorporated Amador County. These policies are also supported by the State, which mapped 2,778 acres in Amador County as prime farmland in 20188 . With the
intention of promoting the preservation of agricultural uses and open space, the County has adopted mitigation requirements for the conversion of land available for agricultural uses to non-agricultural uses.

In order to reduce the loss of Farmland (Prime Farmland, Farmland of Statewide Importance, and Unique Farmland) through conversion to non-agricultural uses, the County General Plan Final Environmental Impact Report requires that when granting discretionary approvals or permits, the applicant shall purchase an agricultural conservation easement to mitigate for the loss of farmland exceeding 5 acres, to be granted in perpetuity. The easement should be purchased for equivalent value farmland in Amador County at a minimum acreage ratio of 1:1.

The Agricultural Lands and Operations Disclosure (Ordinance Code 1504, Title 19, Chapter 19.80) implements the County’s Right-to-Farm ordinance. The purpose of this ordinance is to promote the general health, safety, and welfare of the County and to preserve and protect those lands, however zoned, where agricultural operations do or may occur; to support and encourage the continued agricultural operations in the County; and to warn prospective purchasers and residents of property adjacent to agricultural operations of the inherent problems associated with the agricultural uses, including but not limited to, noise, dust, odor, smoke, fertilizers, and pesticides that may accompany agricultural operations. Sellers of any parcel located in the unincorporated area of the County, however zoned, and whether improved or unimproved, are required to disclose the Right-to-Farm ordinance provisions to prospective buyers as part of real estate transactions.

Forest and Timber Resources
California law defines forestland as “land that can support 10-percent native tree cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits” (Public Resources Code Section 12220[g]). State law defines timberland as “land, other than land owned by the federal government and land designated by the board as experimental forestland, which is available for, and capable of, growing a crop of trees of any commercial species used to produce lumber and other forest products, including Christmas trees” (Public Resources Code Section 4526). The criteria used by the U.S. Forest Service (USFS) to determine whether a forestland qualifies as timberland is whether the land is capable of growing 20 cubic feet or more of industrial wood per acre per year (CAL FIRE 2003).

CAL FIRE’s Fire and Resource Assessment Program (FRAP) defines California’s forestlands as those lands that currently have at least 10 percent cover of live trees as interpreted from satellite imagery. This definition includes not only conifer and hardwood forests but also considerable areas of woodlands (chaparral and shrub lands are excluded). FRAP has made estimates of forestland based solely on the 10 percent cover rule. This estimate varies from published USFS forestland estimates. The USFS includes forestlands that were stocked in the past in their estimates. (CAL FIRE 2003) FRAP data are combined and available as the California Wildlife Habitat Relationship System (CWHR) database. A total of 101,190 acres of coniferous habitats and 139,821 acres of woodland habitats are mapped in Amador County.

The USFS provides acreage estimates for forestland and timberland by County. It is estimated that there is a total of 218,823 acres of forestland and 150,890 acres of Timberland (USFS 2012).

Commercially viable Timberland is a subset of forestlands; not all forested areas are suitable for sustainable commercial harvest. Amador County has designated about 29,169 acres of land TPZ in accordance with the Forest Practices Act, Forest Taxation Reform Act, and Timber Productivity Act (these regulations are described in more detail in Section 4.2.1, “Regulatory 8 California Department of Conservation, Division of Land Resources Protection. 2016. Important Farmland Acreage Summary 2016 (Table B-3).

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Setting”). In Amador County, all TPZ lands are zoned “TPZ.” The only compatible general plan land use designation for TPZ zoning is General Forest (GF).

Biological Resources
The county’s broad range of elevation and topography results in a rich diversity of natural and biological resources. The western half of the county is characterized by rolling hills covered with oak woodland, grassland, and chaparral. The forested upcountry, which is part of the Eldorado National Forest, has a more rugged topography characterized by steep slopes, deep river canyons, and high mountain peaks covered by forests, montane shrublands, and lakes.

The complex array of habitats in Amador County supports many diverse animal species because large tracts of land are covered by habitats known to have outstanding value for wildlife, such as mixed coniferous forests and oak woodlands. The oak woodlands that span the western portion of the county support a high diversity of wildlife species. Other habitats, like the Ione chaparral, are unique plant communities found only in western Amador County. Large contiguous blocks containing multiple habitat types have the potential to support the highest wildlife diversity and abundance.

The South Fork Cosumnes River, the North Fork Mokelumne River, Dry Creek, Sutter Creek, Jackson Creek, Lake Camanche, Pardee Reservoir, and Lake Amador all provide vital fish spawning, rearing, and/or migratory habitat for a diverse range of fish. Deer migration corridors are also a concern in many foothill counties, including Amador County. The county is home to both resident and migratory deer populations, with critical winter range for deer found at elevations between 2,000 and 4,000 feet above sea level, and summer critical habitat at 4,000 to 9,000 feet above sea level. Because of animal migration needs, both the quantity and the location and connectivity of habitat are important considerations.

Oak Woodland Habitat
Loss of wildlife habitat associated with anticipated future urban growth in western Amador County will be greatest in the county’s oak woodlands, which form the dominant habitat type in this half of the county. In addition to being an essential element of the county’s rural character, oak woodlands support an unusual diversity of animal species and provide important corridors for wildlife movement. This is a result of the many resources that oak trees provide, including roosting and nesting sites, and an abundant food supply such as large acorn crops Wetlands, Riparian Habitats, and Other Sensitive Communities The vernal pool complexes and Ione chaparral of western Amador County, and the riparian habitats along corridors such as the Cosumnes River, the Mokelumne River, and Dry Creek are examples of some of the sensitive communities found throughout the county. These sensitive communities are a part of the county’s biological wealth and are home to some of its unique plant and animal species. Future residential, commercial, and infrastructure development and expansion of agricultural or mining activities have the potential to directly remove, degrade, or fragment these sensitive habitats.

Each of these natural communities and habitats provide important biological value, support numerous plant and wildlife species, and are all part of an interrelated ecological landscape. An effective conservation approach considers the interrelatedness of this system as a whole and strives to preserve and restore the functioning of ecologic processes by maintaining the necessary connectivity across the landscape. Therefore, biological resources pose a potential constraint to new development, requiring adequate mitigation to reduce any impacts to wildlife habitats and special-status species known to occur in the County.

Fisheries Resources
Primary aquatic habitats in Amador County include the South Fork Cosumnes River, the North Fork Mokelumne River, Dry Creek, Sutter Creek, Jackson Creek, Lake Camanche, Pardee Reservoir, and Lake Amador. These water bodies provide vital fish spawning, rearing, and/or migratory habitat for a diverse assemblage of native and nonnative fish species. Native species can be separated into anadromous (i.e., species that spawn in freshwater after migrating as adults from marine habitat) and resident species. Native anadromous species that have the potential to occur in Amador County rivers and streams include two runs of chinook salmon (Oncorhynchus tshawytscha), steelhead trout (Oncorhynchus mykiss), green and white sturgeon AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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(Acipenser medirostris and A. transmontanus), and Pacific lamprey (Lampetra tridentata). Native resident species include Sacramento pikeminnow (Ptychocheilus grandis), Sacramento splittail (Pogonichthys macrolepidotus), Sacramento sucker (Catostomus occidentalis), hardhead (Mylopharodon conocephalus), Sacramento–San Joaquin roach (Lavinia symmetricus ssp. symmetricus), and rainbow trout (Oncorhynchus mykiss). Nonnative resident species include largemouth bass (Micropterus salmoides), smallmouth bass (M. dolomieu), redeye bass (M. coosae), white and black crappie (Pomoxis annularis and P. nigromaculatus), channel catfish (Ictalurus punctatus), white catfish (Ameiurus catus), brown bullhead (Ictalurus nebulosus), bluegill (Lepomis macrochirus), green sunfish (Lepomois cyanellus), golden shiner (Notemigonus crysaleucas), brown trout (Salmo trutta), and brook trout (Salvelinus fontinalis) In Amador County and throughout the Central Valley, the use of different portions of water bodies by various fish species is influenced by variations in habitat conditions and by the habitat requirements, life history, and daily and seasonal movements and behavior of each species. The distribution of common native fishes in Amador County streams reflects the historical distribution of common native fishes in the larger Central Valley drainage.

Wildlife
Special-status species are generally defined as: 1) species listed as a candidate, threatened, or endangered under the federal or state Endangered Species Act; 2) species considered rare or endangered under CEQA; 3) plants considered “rare, threatened, or endangered in California” by the California Native Plant Society (Lists 1B); 4) animal listed as "species of special concern" by the state; and 5) animals fully protected in California by the Fish and Game Code. Many special-status species (including state and federal threatened and endangered species, state species of special concern and fully protected species, and plants listed by the California Native Plant Society) occur or have potential to occur in Amador County.

Amador County is home to several plant and wildlife species listed as endangered, threatened, or rare based on federal and/or state criteria, including but not limited to Ione Manzanita, California tiger salamander, and Central Valley steelhead. These species are an important part of the county’s biological heritage worth protecting for future generations to experience. Specialstatus species could be affected by existing and projected land uses if habitat is lost, existing habitat is fragmented, or land use changes on adjacent lands degrade current habitat areas.

The complex array of habitats in Amador County supports an abundant and diverse fauna because large tracts of land are covered by habitats known to have outstanding value for wildlife, such as mixed coniferous forests and oak woodlands. The Sierra Bioregion is rich in biodiversity, with about two-thirds of the state’s birds and mammals and one-half of its reptiles and amphibians calling the area home. Among these are the mountain king snake, lodgepole chipmunk, mountain beaver, California mule deer, and mountain lion. The mountain chickadee, pine grosbeak, California spotted owl, and mountain quail are a sampling of the birds that can be found in the region. The California golden trout, the state fish, is a native of the southern part of the Sierra bioregion. Other rare species include the Black bear, Pacific fisher, northern goshawk. Threatened and endangered species include Wolverine, California bighorn sheep, willow flycatcher, bald eagle, and great grey owl.

Coniferous forest and other high-elevation habitats provide important habitat for many wildlife species, both resident and migratory. Common resident birds found at higher elevations in the County include Clark’s nutcracker (Nucifraga columbiana), mountain chickadee (Poecile gambelii), red-breasted nuthatch (Sitta canadensis), brown creeper (Certhia americana), and Williamson’s sapsucker (Sphyrapicus thyroideus). Common migratory birds found in coniferous forest habitats at high elevations include white-crowned sparrow (Zonotrichia leucophrys), Hammond’s flycatcher (Empidonax hammondii), and Lincoln’s sparrow (Melospiza lincolnii). Mammals in the upper montane and subalpine regions include golden-mantled ground squirrel (Spermophilus lateralis), Beldings ground squirrel (Spermophilus beldingi), alpine chipmunk (Neotamias alpinus), and yellow-bellied marmot (Marmota flaviventris).

Wildlife diversity is generally high in the lower montane coniferous forest types. Amphibians and reptiles found in lower montane forest and woodlands include Pacific treefrog (Hyla regilla) and rubber boa (Charina bottae). Common resident birds in these forests include Stellar’s jay (Cyanocitta stelleri) and hairy woodpecker. Migratory species that use these forests for breeding during summer months include western tanager (Piranga ludoviciana), Nashville warbler (Vermivora ruficapilla), and AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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black-headed grosbeak (Pheucticus melanocephalus). Common mammals in lower montane coniferous forests include mule deer (Odocoileus hemionus) and Douglas’ squirrel (Tamiasciurus douglasii).

Oak and other hardwood habitats at middle elevations are important for a large percentage of the wildlife species found in Amador County. Reptiles and amphibians found in oak woodlands include California slender salamander (Batrachoseps attenuatus), western fence lizard (Sceloporus occidentalis), and common kingsnake (Lampropeltis getula). Common birds in oak woodland include acorn woodpecker, western scrub-jay, and oak titmouse (Baeolophus inornatus). Mammals that characterize oak woodland habitat include mule deer, western gray squirrel, gray fox (Urocyon cinereoargenteus), and bobcat (Lynx rufus).

Chaparral generally has lower wildlife diversity than most forest and woodland habitats. However, chaparral does provide habitat for many wildlife species, including some that are considered rare elsewhere. Reptiles found in chaparral include western rattlesnake (Crotalus viridis), western fence lizard, and western whiptail (Aspidoscelis tigris). Common birds in chaparral at low elevations include wrentit (Chamaea fasciata), Bewick’s wren (Thryomanes bewickii), California towhee (Pipilo crissalis), and California quail (Callipepla californica). At higher elevations chaparral can provide habitat for mountain quail (Oreortyx pictus), fox sparrow (Passerella iliaca), and green-tailed towhee (Pipilo chlorurus). Mammals such as coyote, gray fox, bobcat, mule deer, and mountain lion use this habitat through established wildlife trails and areas disturbed by fire and brush removal.

Annual grasslands generally support lower wildlife diversity than woodland and shrub-dominated habitats but are invaluable to the grassland-dependent species found in the County. A great diversity and abundance of insects rely on grasslands.

Reptiles found in annual grasslands include western fence lizard and gopher snake (Pituophis catenifer). Birds that are common in this habitat include western meadowlark (Sturnella neglecta), Say’s phoebe (Sayornis saya), and savanna sparrow (Passerculus sandwichensis). Mammals known to use this habitat include California ground squirrel (Spermophilus beecheyi), black-tailed jackrabbit (Lepus californicus), pocket gopher (Thomomys mazama), and coyote (Canis latrans) Agricultural land and lands dominated by urban development support many wildlife species, most of which are highly adapted to these disturbed environments. Agricultural land is not generally considered important wildlife habitat but is used by many species, particularly as foraging habitat. Wildlife found in agricultural areas varies by crop type and time of year. Common wildlife expected in most agricultural regions of Amador County include Brewers blackbird (Euphagus cyanocephalus), American crow (Corvus brachyrhynchos), red-tailed hawk (Buteo jamaicensis), house finch (Carpodacus mexicanus), raccoon (Procyon lotor), striped skunk (Mephitis mephitis), and opossum (Didelphis virginiana). Wildlife found in urban areas is often dependent upon surrounding land uses and the presence or absence of nearby natural vegetation. In the more urbanized areas, a large percentage of the wildlife can be made up of exotic species such as rock dove (Columba livia), European starling (Sturnus vulgaris), house sparrow (Passer domesticus), house mouse (Mus musculus), and brown rat (Rattus norvegicus).

Urban areas provide habitat for species also found in agricultural areas, such as mourning dove, American robin (Turdus migratorius), and western gray squirrel.

No habitat conservation plans or natural community conservation plans have been adopted for Amador County or any areas within Amador County.

Geology
Amador County is located within an area with relatively low seismic activity. Seismic activity may result in geologic and seismic hazards, including seismically induced fault displacement and rupture, ground shaking, liquefaction, lateral spreading, landslides and avalanches, and structural hazards. No Alquist-Priolo Earthquake Fault Zones are located in the Planning Area (CGS 2007a). Several inactive faults are known to be present in Amador County. These faults, which are not known to have been active within the past 10,000 years, include faults associated with the Bear Mountains Fault Zone and the Melones Fault Zone of the Foothills Fault System, and with the Calaveras Shoo Fly Thrust. Nearby Alpine County is affected by Alquist-Priolo Earthquake fault zones and includes the closest active fault zones (the Genoa Fault).

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The likelihood for future earthquakes occurring in Amador County is relatively low. This conclusion is based on historical data and the location of Amador County in relation to potentially active faults. No major earthquakes have been recorded within Amador County, although ground shaking has been felt in Amador County from earthquakes with epicenters located elsewhere.

Amador County is located within a larger region with faults capable of producing maximum credible earthquakes of up to 6.5 magnitude and peak ground acceleration at the site between 0.1g to 0.2g (OES 2006). The western portions of Amador County may experience ground shaking from distant earthquakes on faults to the west and east. Both the San Andreas fault (source of the 8.0 estimated Richter magnitude San Francisco earthquake that caused damage in Sacramento in 1906) and the closer Hayward fault have the potential for earthquake events with a greater than 6.7 magnitude. The U.S. Geological Survey recently estimated that there is a 62 percent probability of at least one 6.7 or greater magnitude earthquake occurring that could cause widespread damage in the greater San Francisco Bay area before 2032 (OES 2006). Another potential source for earthquakes in Amador County is faults associated with the western edge of the Central Valley, recently defined as the Coast Range Central Valley (CRCV) boundary thrust fault system. Various documents define portions of this little known system as the Midland Fault Zone or the Dunnigan Hills fault where the 1892 Vacaville-Winters earthquake occurred. A southern part of the CRCV system may have been the source of the very damaging 1983 Coalinga earthquake (OES 2006). According to maps recently developed by the Department of Conservation’s California Geological Survey, the Reno-Tahoe and surrounding areas, including Amador County, have the potential for ground shaking from earthquakes. Because of the location of Reno-Tahoe and Amador County areas, the seismic hazard in these areas is related to faults on both sides of the California-Nevada border, including the Genoa Fault. Based on this data, the eastern portion of the County is at greatest risk from earthquakes (OES 2006). The most recent moderately strong earthquake affecting South Lake Tahoe occurred on September 12, 1994 and measured 6.1 on the Richter scale. (Cosmo 2006)
In order to minimize potential damage to the buildings and site improvements, all construction in California is required to be designed in accordance with the latest seismic design standards of the California Building Code. The California Building Code, Title 24, Part 2, Chapter 16 addresses structural design and Chapter 18 addresses soils and foundations. Collectively, these state requirements, which have been adopted by the County, include design standards and requirements that are intended to minimize impacts to structures in seismically active areas of California. Section 1613 specifically provides structural design standards for earthquake loads. Section 1803.5.11 and 1803.5.12 provide requirements for geotechnical investigations for structures assigned varying Seismic Design Categories in accordance with Section 1613. Design in accordance with these standards and policies is standard in Amador County and addresses risks associated with seismic activity.

Title 14, including Chapter 14.12 of the County Code, provides regulations concerning the installation and use of on-site sewage systems, including septic systems. This Chapter requires that all on-site sewage systems be installed in accordance with a permit approved by the County health department. When operation of an existing system could be a health hazard or nuisance, the County health officer has the authority to require changes to an existing on-site sewage system. Title 15, including Chapter 15.04 of the County Code provides regulations for building, including adoption of the CBC (select provisions of which are described above). Chapter 15.40 includes regulations governing grading and erosion control, including engineering requirements, grading plans, and best management practices (BMPs)related to erosion.

Liquefaction
Liquefaction normally occurs when sites underlain by saturated, loose to medium dense, granular soils are subjected to relatively high ground shaking. During an earthquake, ground shaking may cause certain types of soil deposits to lose shear strength, resulting in ground settlement, oscillation, loss of bearing capacity, landsliding, and the buoyant rise of buried structures. Foothill and mountain areas have a low potential for liquefaction, except in areas of unconsolidated sediments (generally adjacent to stream channels).

Landslides
Landslides refer to a wide variety of processes that result in the perceptible downward and outward movement of soil, rock, and vegetation under gravitational influence. Common names for landslide types include slump, rockslide, debris slide, lateral spreading, debris avalanche, earth flow, and soil creep. Although landslides are primarily associated with steep slopes (i.e., greater than 15 percent), landslides can also occur in areas of generally low relief and occur as cut-and-fill failures, river bluff AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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failures, lateral spreading landslides, collapse of wine-waste piles, failures associated with quarries, and open-pit mines.

Landslides may be triggered by both natural- and human-induced changes in the environment resulting in slope instability (OES 2006). Another type of landslide, debris flows, also occurs in some areas of Amador County. Debris flows generally occur in the immediate vicinity of existing drainage swales or steep ravines. Debris flows occur when surface soil in or near steeply sloping drainage swales becomes saturated during unusually heavy precipitation and begins to flow down a slope at a rapid rate (OES 2006). Precipitation, topography, and geology affect landslides and debris flows. Human activities such as mining, construction, and changes to surface drainage areas also affect landslide potential. Landslides often accompany other natural hazard events (i.e., floods, wildfires, earthquakes). Landslides can occur slowly or very suddenly; can damage and destroy structures, roads, utilities, and forested areas; and can cause injuries and death (OES 2006).

Impacts from landslides primarily involve damage to infrastructure, utility systems, and roads. Road closures can further impact emergency response efforts and interrupt business and school activities. Historically, landslides resulting in significant losses have been limited in Amador County. Based on historical data, isolated landslides will likely continue to occur in areas throughout the County, but the overall vulnerability to landslides in the County remains low (OES 2006).

Land Subsidence
Land subsidence is defined as the sinking of the land over man-made or natural underground voids. The type of subsidence of greatest concern in Amador County is the settling of the ground over abandoned mines. Past mining activities created surface subsidence in some areas and created the potential for subsidence in other areas. Subsidence can cause serious structural damage to buildings, roads, irrigation ditches, underground utilities, and pipelines. Increased surface weight from developments (e.g., roads, reservoirs, buildings) and human-caused vibrations (e.g., blasting, heavy trucks, train traffic) can accelerate the natural processes of subsidence. The consequences of improper utilization of land subject to ground subsidence generally consist of excessive economic losses, including high repair and maintenance costs for buildings, irrigation works, highways, utilities, and other structures. The HMP identified three areas with past subsidence issues, but all of these areas are within the Sutter Creek city limits. Historically, land subsidence issues in Amador County have been minimal and occurrences have been infrequent.

Flooding
The risk of flooding is an important limit on development in certain areas of the county. Regulations do not currently prevent construction within flood-prone areas, but the requirements increase the cost of construction and the cost of insurance, which could make proposed development too costly to build.

Based on flood insurance rate maps prepared by the Federal Emergency Management Agency (FEMA), portions of the county have been designated special flood hazard areas, indicating that they lack 100-year flood protection. FEMA revised these maps on May 16, 2012 and they show that the size and depth of flooding mapped within the county has increased. These changes are in part due to increasing uncertainty about the level of flood protection provided by existing levees and other infrastructure.

Likewise, the California Department of Water Resources (DWR) has prepared maps based on the FEMA data that define both the 100- and 200-year floodplains. Map changes resulting from the DWR update also expand the 100 and 200-year floodplains to include additional lands. Flood hazard areas affecting Amador County are shown in Figure III-3.

The planning area has three basic types of potential flood hazards: stream-side overbank flows, slow surface drainage from areas of flat terrain, and inundation due to structural dam failure. Documented flooding in the past has caused the following general damages and impacts to areas within Amador County:
● Property Damage: Extensive water damage to building contents. ● Structural Damage: Structural damage to residential and commercial buildings, as well as sewer system pipes/infrastructure.
● Business/Economic Impact: Some businesses must close for a period of time after flooding. ● Road/School/Other Closures: Bridges routinely close during high-water periods and floods.

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There is no substantial evidence to suggest that dam failure is likely, and implementation of the Draft General Plan would do nothing to increase the potential for dam failure. Dam Inundation Mapping Procedures (Title 19, Sec 2575), are required by the California Governor’s OES for all dams where human life is potentially endangered by dam flooding inundation. Dam owners are responsible for obtaining recent hydrologic, meteorological, and topological data as well as land surveys denoting the flood plain, to be utilized for the preparation of a dam inundation map.

Low-lying areas located near streams and rivers, including Dry Creek, Sutter Creek, and Jackson Creek are subject to higher flood risk, the increased stormwater runoff caused by development under the Draft General Plan would increase these risks.

Flood risk associated with dam failure is also a factor near rivers and streams. Developed uses are already present within the 100-year floodplain, particularly within incorporated areas of the county. There are currently no 200-year flood zones defined for the County. Within a flood hazard area, development can proceed if it follows the construction methods required by FEMA.

These methods increase the cost of construction, but are standard in the developer areas (e.g., Downtown Ione, central Jackson) with significant developed areas within the floodplain. Such methods include the following:
● Elevation of Living Areas. All new residential construction is required to raise all habitable space (excluding garage, storage rooms, and other places where people do not work and/or live) to at least one-foot above the level of a 100- year flood (the BFE).
● Stronger Construction Standards. All new construction must be “anchored” to prevent flotation or other movement during a flood event. Plans must be engineered to show that the structure is designed to withstand the forces created by flood flows. The standards also require all construction materials and utility equipment below the 100-year flood elevation must be waterproof, and all electrical equipment must be raised above the flood level.

Wildfire
The State’s Fire Safe Regulations are set forth in Public Resources Code Section 4290, which include the establishment of State Responsibility Areas (SRA). An SRA is an area of the state where the State of California is financially responsible for the prevention and suppression of wildfires. SRA does not include lands within city boundaries or in federal ownership. Areas in federal ownership are under Federal Responsibility Areas (FRA).

CalFire identifies of Fire Hazard Severity Zones (FHSZ) within SRAs, with ratings of Moderate, High, and Very High. In addition, CalFire must recommend Very High Fire Hazard Severity Zones (VHFHSZ) identified within any LRAs. The FHSZ maps are used by the State Fire Marshall as a basis for the adoption of applicable building code standards. Fire hazard severity zones in Amador County are shown in Figure III-4. The CalFire FHSZ map for Amador County shows that wildfire risks vary across the County, with the majority of the western portion of Amador County designated as Moderate FHSZ, with portions of Very High and High FHSZ interspersed. Fire hazards increase to the east, with the central portion of the County generally designated High and Very High FHSZ. The eastern portion of the county is largely in the FRA, without any FHSZ designations. However, there are intermittent areas of Very High and Moderate FHSZ in the eastern portion of the County. Sites within the cities are not within the Very High FHSZ. In the central and eastern portion of the County, the majority of lands that are undeveloped, with the exception of the Pine Grove and Kirkwood areas, are in the Very High FHSZ. Development in the Very High FHSZ areas in the unincorporated County must meet the State requirements.

The California Fire Code is Chapter 9 of Title 24. It establishes the minimum requirements consistent with nationally-recognized good practices to safeguard public health, safety, and general welfare from the hazards of fire, explosion, or dangerous conditions in new and existing buildings, structure, and premises, and to provide safety and assistance to firefighters and emergency responders during emergency operations. It is the primary means for authorizing and enforcing procedures and mechanisms to ensure the safe handling and storage of any substance that may pose a threat to public health and safety. The California Fire Code regulates the use, handling and storage requirements for hazardous materials at fixed facilities. The California Fire Code and the California Building Code (CBC) use a hazard classification system to determine what protective measures are required to protect fire and life safety. These measures may include construction standards, separations from property lines and specialized equipment. To ensure that these safety measures are met, the California Fire Code employs a AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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permit system based on hazard classification. The provisions of this Code apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of every building or structure or any appurtenances connected or attached to such building structures throughout California.

Within the Fire Code, Title 24, part 9, Chapter 7 addresses fire-resistances-rated construction; CBC (Part 2), Chapter 7A addresses materials and construction methods for exterior wildfire exposure; Fire Code Chapter 8 addresses fire related Interior finishes; Fire Code Chapter 9 addresses fire protection systems; and Fire Code Chapter 10 addresses fire related means of egress, including fire apparatus access road width requirements. Fire Code Section 4906 also contains existing regulations for vegetation and fuel management to maintain clearances around structures. These requirements establish minimum standards to protect buildings located in FHSZs within SRAs and Wildland-Urban Interface (WUI) Fire Areas. This code includes provisions for ignition-resistant construction standards for new buildings.

While the State’s codes addressing wildfire safety increase the cost of development, it would not be possible to develop in the Very High FHSZ without adhering to the State’s requirements to ensure public safety. Program 9 provides for the County to seek funding to assist developers and property owners in meeting the wildfire safety requirements of State codes.

Parcel Characteristics
The parcels have been reviewed to identify site-specific characteristics that may constrain development. Sites with irregular shapes, such as long narrow parcels, that would not accommodate development were removed from consideration and are not included in the inventory. Similarly, sites with known restrictions or easements that would reduce development potential of the site were removed from the inventory. There are no known unique parcel-specific characteristics that would constrain development of the sites identified in the inventory of sites for each jurisdiction.

Hazardous Materials
Hazardous materials sites are mapped for each jurisdiction in Part 3, Annexes. Hazardous materials sites that are proximate to an inventory site are addressed in Table III-5. Inventory sites were selected to avoid active and open hazardous materials sites. Open and active hazardous materials sites that are in the vicinity of a site included in the inventory of residential sites for a jurisdiction are summarized in Table III-4. Figures AC-2, I-2, J-2, P-2, SC-2, and County-8 through County-14 show the location of hazardous materials sites relative to the inventory of residential sites for each jurisdiction; as shown in these figures, the majority of hazardous materials sites are not located in the vicinity of sites included in the inventory for a jurisdiction. For sites located in the vicinity of a hazardous materials site, Airport Compatibility
The Amador County Airport Land Use Plan (ALUP) defines the areas in which land use and/or zoning restrictions are established to protect public safety on the ground. There are three safety zones identified by the ALUP: 1) Zone 1 - Clear Zone, 2) Zone 2 - Approach Zone, and 3) Zone 4 - Overflight Zone. The safety zones are established pursuant to Federal Aviation Regulation Part 77, which establishes standards and notification requirements for objects affecting navigable airspace.

The ALUP includes Figure 8 (also referred to as Table 1), Land Use Compatibility Guidelines for Safety, which identify compatible, conditionally compatible, and non-compatible uses for each safety zone. No residential uses are compatible with the Zone 1 Clear Zone. Single family, two family, and multi-family dwellings are compatible with Zone 2 – Approach Zone provided the building density is two or less units per acre. Single family, two family, multi-family dwellings, and mobilehome parks are compatible with Zone 3 – Overflight Zone and there are no density restrictions in this zone. The airport safety zones in Amador County affect lands in the City of Jackson, City of Sutter Creek, and unincorporated County; see Part 3, Annexes, Figures J-2, SC-2, and County-8.

As shown in the figures provided in Part 3, Annexes, there are no sites for any jurisdiction located in Zone 1. There is one site located in Zone 2, a pending project in Sutter Creek that does not exceed the density (2 units per acre) within Zone 2.

Multiple sites are located within Zone 3 in Sutter Creek and Jackson; these sites are not restricted by any land use compatibility limitations.

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Easements and Restrictions
Map conservation easements (based on State database) and Williamson Act lands and identify affected parcels so we can determine the analysis that is necessaryProtected lands, including those protected by conservation easements as shown in the California Protected Areas Database (CPAD) and California Conservation Easements Database (CCED) were identified as part of the development of the inventory of sites. CPAD and CCED parcels were removed from the inventory; parcels identified as protected in CPAD and CCED are shown in Part 3, Annexes, on Figures AC-2, I-2, J-2, P-2, SC-2, and County-8 through County-14.

Parcels protected under the Williamson Act based on County assessor data were identified as part of the development of the inventory of sites. None of the parcels in the cities are under Williamson Act contract. There are two parcels in the Amador County inventory of residential sites that are under Williamson Act contract.

Parcel Characteristics
The parcels have been reviewed to identify site-specific characteristics that may constrain development. Sites with irregular shapes, such as long narrow parcels, that would not accommodate development were removed from consideration and are not included in the inventory. Similarly, sites with known restrictions or easements that would reduce development potential of the site were removed from the inventory. There are no known unique parcel-specific characteristics that would constrain development of the sites identified in the inventory of sites for each jurisdiction.

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Table III-4: Status of Hazardous Materials Sites Proximate to Inventory Sites Name / ID
Address/APN(s)
Agency /
Site Type Status Acres
Past Use /
Potential Contaminated
Media / Potential
Contaminants Actions
Argonaut Mine / EnviroStor 03100002 Argonaut Lane, Jackson 044-010-100044-010-082044-010-083044-010-084044-010-074 DTSC / State Response - National Priorities List
Active as of 2/5/1987. Site consists of 65 fenced acres.

65.0 Mine
Sediments, soil, surface water affected / Acid mine drainage (ph<6.5), cyanide (free), arsenic, lead, mercury, nickel, selenium, other waste Earthen berms, a concrete dam, and two concrete retention basins used to hold mine tailings remain on site. The Argonaut Mine site consists of approximately 65 acres of mine tailings derived from the Argonaut Mine/Mill, located approximately 1000 feet to the north. A site screening conducted by the Regional Water Quality Control Board (RWQCB) in 1990 resulted in the issuance of Cleanup and Abatement Order 90-722, to clean up surface impoundments and unprocessed ore in the northern portion of the site. The Department of Toxic Substances Control (DTSC) issued a fence and post order for the site in March 1995, completed in 1996. In 2007, DTSC issued an Imminent and Substantial Endangerment determination for the site. Site characterization was completed in 2010 and a Removal Action Workplan was approved in 2012. A 2010 letter was sent to the property owner and Amador County describing the deteriorated condition of the concrete dam on site. DTSC requested USEPA reevaluate the site for placement on the National Priorities List (NPL), also known as Superfund. USEPA requested the US Army Corp of Engineers (ACE) evaluate the stability of the concrete dam. In 2015, the ACE determined that the concrete dam was unstable and had potential for a catastrophic failure. DTSC decided to design and construct a stormwater diversion system behind the dam to prevent water from pooling directly behind the dam and increasing the load on the dam. DTSC undertook a retrofit design for the dam to ameliorate deficiencies identified by USACE assessments and address flood water management. The design includes constructing a downstream stabilizing composite embankment for the dam and constructing a stormwater system with a retention berm and a new diversion structure. The improvements were completed in November 2018. In March 2023, a Final Feasibility Study/Remedial Action Plan (FFS/RAP) was approved to address that the dam is filled with sediments to within three feet of the top of the dam. The FFFS/RAP recommended stormwater infrastructure improvements. The City of Jackson has issued an MND for the AMADOR
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stormwater improvements project that will include improvements to convey the 200-year peak stormwater runoff from Argonaut Dam to Jackson Creek. The construction will entail building a mechanically stabilized earth retaining wall near the intersection of Vogan Toll Road and Sutter Street with a new reinforced concrete pipe extending from the wall to Jackson Creek. The project will reduce the flood risk associated with the future EPA modifications to the Argonaut Mine watershed and the reduction of leaching of contaminants into surface and groundwater. The City is in the process of addressing issues associated with this site; the issues are addressed by the proposed improvement and do not include any identified off-site restrictions. Therefore, the issues do not affect the developability of any parcels on the inventory.

Central Eureka Mine/ EnviroStor 03100003 Old Ridge Road and Eureka Road, Sutter Creek 018-343-001,-011, -033 DTSC/EPA State Response
Certified / operation & maintenance as of 7/16/200 13.0 Mine Soil / Arsenic, lead
Land use restrictions exclude residential uses on slopes on the project site (restrictions pertain to APNs 018-343-001, 018-343-011, and 018-343-033); this Housing Element does not propose any inventory sites in the slope area. Remediation on the project site has been addressed and the HOA is required to complete an annual report addressing mitigation and monitoring. On-going monitoring has been occurring and there are no identified conditions that would preclude development of the remaining lots (excluding those lots restricted from residential development as identified above).

Sutter Street Extension/ EnviroStor 60001407 Sutter Street and Argonaut Drive, Jackson 044-010-082, -083, -084, -074 Right-of-way DTSC, US EPA, Amador County, RWQCB 5S Central Valley Voluntary Agreement Active as of 1/26/2023 City is working with US EPA to implement Voluntary Cleanup Agreement 8.5 Mine Soil / Arsenic
The proposed road alignment is along the southern boundary of Argonaut Mine Tailings, a historical mining feature. A Phase I Preliminary Environmental Site Assessment and Phase II Environmental Site Assessment have been completed. A Draft Final Removal Action Workplan (RAW) has been prepared by the City of Jackson for the purpose of future public review and comment. The primary contaminants of concern are arsenic, lead, mercury, and acid generating potential. Finalization of the RAW is pending City of Jackson funding and California Environmental Quality Act (CEQA) review. The proposed remedy includes road construction with sites soils, including mine waste tailings sands, that will be incorporated into road fills. Mitigation proposed is encapsulation of arsenic by covering with 10 feet of clean soil. The project is underway. The issues associated with this road extension are addressed by the proposed encapsulation and do not include any identified off-site restrictions.

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Jackson Hills Golf Course and Residential Community/ Geotracker sl0600584478 French Bar Rd (w of Fuller Ln), Jackson APN not reported DTSC Cleanup Program Site
Open - site assessment as of 5/11/2010 Not reported
Cattle grazing, mining exploration Soil (arsenic in waste rock associated with mining exploration) / Arsenic, metals New Faze Development requested DTSC voluntary cleanup program in 2006. This project was not developed, likely due to the Great Recession, and New Faze no longer owns the site. Prior to development, the voluntary clean-up program would be implemented. It is anticipated that the clean up would occur as part of site preparation (grading, excavation, fill). Details of specific remediation actions have not yet been developed. While the clean-up would increase the cost of development, the site is approved for market-rate development and assumed to accommodate above moderate income improvements.

Source: EnviroStor, Argonaut Mine (03100002) (https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=03100002); EnviroStor, Sutter Creek Extension (60001407) (https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=60001407); EnviroStor, Central Eureka Mine (03100003) (https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=03100003); EnviroStor, Jackson Hills Residential Community and Golf Course (60000435) https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=60000435

AMADOR COUNTYWIDE HOUSING

ELEMENT
Figure III-1. Water Districts
Legend
Amador Water System
Ione
Eagle's Nest
Sutter Creek
Ridge Road
Sutter Hill
New York Ranch
Running Gold
Amador City
Parts of Martell
CAWP Retail
Pioneer
Buckhorn
Red Coral
River View
Ridgeway Pines
Ranch House
Pine Park East
Gayla Manor
C.Y.A. Pine Grove Camp
Toma Lane
Jackson Pines
Pine Acres
Silver Lake Pines
Sierra Highlands
Mace Meadows Unit #1 (CSA #3)
Rabb Park
Improvement Districts #3 and #7
#3 La Mel Heights
#7 Lake Camanche Village
Amador Water Agency Systems (A.W.A.)
A.W.A. Wholesale Customers (A.W.S.)
A.W.A. Wholesale Customers (C.A.W.P.)
Treated Water Systems
Agricultural Water Systems
Dry Town County Water District
City of Jackson
City of Plymouth
Mace Meadows Water Association
Pine Grove Community Service District
Fiddletown Community Service District
River Pines Public Utilities District
Volcano Communtiy Service District
Camanche North Shore (EBMUD)
Jackson Valley Irrigation District
Source: Amador Water Agency Engineering Department, 12,01/05. Map date: October 24, 2022. ■ IMPROVEMENT DISTRICT #1: EAGLES NEST
IMPROVEMENT DISTRICT #1: SURREY JUNCTION
IMPROVEMENT DISTRICT #1: WILDWOOD ESTATES
IMPROVEMENT DISTRICT #1: GAYLA MANOR
IMPROVEMENT DISTRICT #1: JACKSON PINES
IMPROVEMENT DISTRICT #1: FAIRWAY PINES
IMPROVEMENT DISTRICT #1: PINE GROVE
IMPROVEMENT DISTRICT #1: VIEWPOINT
IMPROVEMENT DISTRICT #1: TIGER CREEK ESTATES
IMPROVEMENT DISTRICT #11: LAKE CAMANCHE (UNIT #6)
IMPROVEMENT DISTRICT #12: MARTELL

CITY WASTEWATER SYSTEMS

CITY OF AMADOR CITY

CITY OF IONE

CITY OF JACKSON

CITY OF PLYMOUTH

CITY OF SUTTER CREEK

AMADOR REGIONAL SANITATION AUTHORITY
■ IONE

STATE WASTEWATER SYSTEMS
■ MULE CREEK STATE PRISON
PRESTON SCHOOL OF INDUSTRY - C.Y.A.

EAST BAY MUNICIPAL UTILITIES DISTRICT
■ CAMANCHE NORTH SHORE

PARDEE RECREATION CENTER

AMADOR COUNTYWIDE

HOUSING ELEMENT
Figure III-2
Wastewater Districts
Legend
Source: Amador Water Agency Engineering Department, 12/01/05. Map date: October 24, 2022.

Amador City
Sutter Creek
Ione
Plymouth
Jackson Preston
Ave
St ate Rte
49 M ain St
Hwy 26
StateRte 26
State Rte 16
State Rte 88
Stat e Rte 104
Ridge Rd
Ione Michigan Bar Rd
Red Corral Rd
S tate Hwy 49
State Rte 1
24 Jackson Rd
E Plym outh
Hwy
Twin Cities Rd
Legend
Inventory Site (Vacant/Project/Opportunity)
FEMA 100-year Flood Zone
Incorporated Area
State Rte 88

AMADOR COUNTYWIDE

HOUSING ELEMENT
Figure III-3.

FEMA 100-year
Flood Hazard Areas
ALPINE
COUNTY

AMADOR COUNTY

CALAVERAS
COUNTY

EL DORADO
COUNTY

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY

TUOLUMNE
COUNTY

KIRKWOOD WEST-CENTRAL AMADOR COUNTY

KIRKWOOD INDEX MAP

WEST-CENTRAL AMADOR COUNTY
Sources: FEMA NFHL_06005C_20220630. Map date: October 20, 2022. 0 5 10
Miles
Amador City
Sutter Creek
Ione
Plymouth
Jackson Preston
Ave
St ate Rte
49 M ain St
Hwy 26
StateRte 26
State Rte 16
State Rte 88
Stat e Rte 104
Ridge Rd
Ione Michigan Bar Rd
Red Corral Rd
S tate Hwy 49
State Rte 124
Jackson Rd
E Plym outh
Hwy
Twin Cities Rd
Legend
Inventory Site (Vacant/Project/Opportunity)
Incorporated Area
Very High Fire Hazard Severity Zones in
Local Responsibility Areas
Very High Fire Hazard Severity Zones in
State Responsibility Areas
State Rte 88

AMADOR COUNTYWIDE

HOUSING ELEMENT
Figure III-3.

Very High Fire Hazard
Severity Zones
ALPINE
COUNTY

AMADOR COUNTY

CALAVERAS
COUNTY

EL DORADO
COUNTY

SACRAMENTO
COUNTY

SAN JOAQUIN
COUNTY

TUOLUMNE
COUNTY

KIRKWOOD WEST-CENTRAL AMADOR COUNTY

KIRKWOOD INDEX MAP

WEST-CENTRAL AMADOR COUNTY
Sources: CalFire FHSZ Viewer, 10-20-2022.. Map date: October 20, 2022. 0 5 10
Miles
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IV. HOUSING RESOURCES
A. INVENTORY OF HOUSING SITES
The inventory of housing sites for each jurisdiction is provided in the jurisdiction-specific annex included in this Background Report.

B. HOUSING ASSISTANCE AND COMMUNITY SERVICE PROVIDERS
Aging and Disability Resource Connection (ADRC): Area 12 Agency on Aging and Disability Resources Agency for Independent Living (DRAIL) have partnered to develop an Aging and Disability Resource Connection (ADRC) of the Mother Lode. The ADRC of the Motherlode creates a network of organizations that engages in person and family-centered planning and provides responsive and comprehensive information about referrals for long-term supports and services. The information received will enable people with disabilities, older adults, and their families to make informed choices regarding the supports needed to live with dignity in their home and be fully included in their communities for as long as possible.

Amador County Adult Protective Services: Amador County Adult Protective Services provides assistance to elderly and dependent adults who are functionally impaired, unable to meet their own needs, and who are victims of abuse, neglect, or exploitation. Amador County Adult Protective Services investigates reports of abuse of elderly impaired adults who are living in private homes, hotels, acute care hospitals and health clinics, adult day care and social day care centers.

Amador Child Abuse Prevention Council: ACAPC is committed to preventing all forms of child abuse in Amador County through community partnerships, free trainings, education, and family-centered events that value children, strengthen families and engage communities. To support the overarching principles of Family Strengthening, the Child Abuse Prevention Council of Amador County is incorporating the Five Protective Factors into its Goals and Indicators: Parent Resilience, Social Connections, Knowledge of Parent and Child Development, Concrete Support in Times of Need, and Social and Emotional Competence of Children.

Amador County Human Resource Agency: The Amador County Human Resource Agency, Community Action Division, manages housing activities, including housing rehabilitation programs and a first-time homebuyers program, for the unincorporated County.

Amador County Child Protective Services: Amador County Child Protective Service is the system of intervention of child abuse and neglect. Existing law provides for services to abused and neglected children and their families. The Amador County Child Protective Service’s goal is to keep the child in his/her home when it is safe, and when the child is at risk, to develop an alternate plan as quickly as possible.

Amador County In-Home Supportive Services: In‐Home Supportive Services (IHSS) provides services that support a person living in their home including personal care, light housekeeping, shopping, meal prep and accompanying to medical appointments. Eligibility: Medi‐Cal, blind, disabled or 65 years of age or older, and unable to live at home safely without help.

Amador County Mental Health Services: Amador County Mental Health Division provides high quality, accessible mental health services to county residents who have serious mental illnesses and/or emotional disturbances. Clients are served with dignity, respect and cultural competency. Amador County Mental Health Services and Special Programs include:
• 24 Hour Crisis Intervention
• Medication Management
• Psychiatry Services
• Case Management
• Individual Psychotherapy
• Group Therapy and Support
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• Wellness and Recovery Programs
• Mobile Support Team
• Coordination with Primary Care
Amador Senior Center: Amador Senior Center provide activities, education, and support services to the senior of Amador County. Amador Senior Center helps seniors avoid isolation, remain socially connected and physically healthy through regional exercise groups, hobby and social groups, etc. It is committed to support aging adults by providing support services such as our nutrition program, home safety program, free tax preparation, peer visitor program and more.

Amador Tuolumne Community Action Agency (ATCAA): ATCAA is a public entity created through a joint powers agreement between the two counties of Amador and Tuolumne, vested with the responsibility of improving the lives of residents in the foothill region. ATCAA provides services based on the local community assessments that identify the assets and needs of the community. The mission of ATCAA includes:
• To help individuals in Amador and Tuolumne Counties toward self-sufficiency. • To support local residents in becoming involved and contributing members of our community. • To promote family and other supportive environments so that children, youth and elders can achieve their maximum potential.
• To form partnerships and coalitions within the community to meet these needs.

ATCAA provides utility bill payment assistance, works to prevent homelessness through rental and mortgage assistance, rapid re-housing, and emergency shelter, offers low income households assistance with home weatherization, provides child enrichment and family learning services, and links families and individuals to housing and assistance programs.

Area 12 Agency on Aging (A12AA): A12AA established as a five county Joint Powers Agency in 1987, provides services to approximately 52,000 older adults. It is part of an aging network which includes 33 Area Agencies on Aging statewide and over 675 nationwide. A12AA provides leadership in addressing issues that relate to older Californians; to develop communitybased systems of care that provide services which support independence within California’s interdependent society, and which protect the quality of life of older persons and persons with functional impairments; and to promote citizen involvement in the planning and delivery of services. A12AA’s services include assistance on food resources, legal services, transportation, housing, disability services, veteran services, support services, and medical services, etc.

Multipurpose Senior Services Program (MSSP): The Multipurpose Senior Services Program (MSSP) is a Medi-Cal waiver program that is funded by federal and state funds. The Multipurpose Senior Services Program (MSSP) provides comprehensive care management services to low-income, Medi-Cal recipients, who are 65 years or older, frail and at risk of institutionalization. The MSSP supports older adults in their homes to prevent or delay placement in a nursing facility, while fostering independent living at home. MSSP services include:
• Comprehensive in-home psychosocial and health assessments; • Development of an individualized Care Plan to address needs; • Monthly phone calls and quarterly home visits to monitor health, social and safety concerns; • Assistance in purchasing services or equipment to remain safely at home; • Coordination of care and referrals for additional services; • Prevention of illness and enhancement of safety;
• Advocacy on client’s behalf to obtain needed services; • Education to enhance independent living;
• Respite support for caregivers.

California Department of Aging (CDA): Under the umbrella of the California Health and Human Services Agency, the California Department of Aging (CDA) administers programs that serve older adults, adults with disabilities, family caregivers, and AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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residents in long-term care facilities throughout the State. These programs are funded through the federal Older Americans Act, the Older Californians Act, and through the Medi-Cal program.

California Work Opportunity and Responsibility to Kids (CalWORKs): CalWORKs is a public assistance program that provides cash aid and services to eligible families that have a child(ren) in the home. The program serves all 58 counties in the state and is operated locally in Amador County by the Health and Human Services Agency. If a family has little or no cash and needs housing, food, utilities, clothing or medical care, they may be eligible to receive immediate short-term help. Families that apply and qualify for ongoing assistance receive money each month to help pay for housing, food and other necessary expenses.

Central Sierra Continuum of Care (CSCoC): The Central Sierra Continuum of Care (CSCoC) serves as the Continuum of Care (CoC) for the counties of Amador, Calaveras, Mariposa and Tuolumne in California's Central Sierra foothill region. CSCoC seeks to prevent, reduce, and end homelessness through effective and coordinated community-wide efforts and services.

CSCoC coordinates and plans services and initiatives surrounding homelessness, ensuring that knowledge is shared, relationships are built, and common goals are reached. The CSCoC is also responsible for obtaining and administering federal funding for local programs.

Del Oro Caregiver Resource Center: Serves families and individuals who provide care for frail, elderly and brain impaired adults. The goal is to improve the well‐being of family caregivers and provide support throughout the caregiving process.

Time off for caregiver respite can be arranged and care plan assistance can be provided.

Common Ground Senior Services: Founded in 2000, Common Ground Senior Services is a non-profit organization serving older adults living in the Mother Lode. Common Ground Senior Services provide services and resources that offer positive impacts for older adults, living in rural Amador, Calaveras, and Tuolumne counties, who struggle with physical, nutritional, social, and economic needs. Common Ground Senior Services provides help for seniors including Meal on Wheels and Congregate Dining.

CommuniCare: CommuniCare Health Centers is a Federally Qualified Health Center providing health care to those in need since 1972. CommuniCare provides comprehensive health care services delivered by a dedicated team of providers and support staff through clinic sites and outreach programs. Serving communities throughout the Amador County region, CommuniCare provides health services for 1 in every 8 residents of the area. Their services include primary medical and dental health care, behavioral health services, substance use treatment, health education and support services. CommuniCare Health Centers, Inc. is a non-profit 501(c)(3) corporation. CommuniCare Health Centers is licensed by the State of California, led by an independent board of directors and is a Federally Qualified Health Center Program grantee under 42 U.S.C. 254b.

Hospice of Amador & Calaveras: Hospice of Amador & Calaveras is an independent, non-profit healthcare provider of endof- life care, and spiritual and psychological support to patients facing a terminal illness. Hospice of Amador & Calaveras support services are available as a free resource to the entire community, including children.

Interfaith Food Bank of Amador County: The Interfaith Food Bank of Amador County is an independent, non-profit, 501(3)(c) governed by the Interfaith Council of Amador. The Interfaith Food Bank of Amador County has a main distribution center in Jackson and 15 Satellite locations throughout Amador County including a Spanish speaking site in Plymouth.

National Alliance on Mental Illness: The National Alliance on Mental Illness (NAMI) has a Amador County chapter dedicated to improving the quality of lives for individuals living with mental illness and their families through support, education and advocacy. NAMI contracts with Amador County to facilitate peer support groups and to offer 1-on-1 mentoring and provide numerous education programs throughout the community.

Partnership Health Plan Care Management ride program: Persons with Medi‐Cal that receive their benefit through Partnership Health Plan and have complex medical needs can receive additional care management including free transportation assistance.

Partnership Health Plan can be contacted for eligibility requirements.

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Sierra Winds Wellness & Recovery Center: Sierra Wind Wellness and Recovery Center is a unique place to find peer support, companionship, support groups, resources, meals and linkage to resources. They are located at 10354 Argonaut Dr, Jackson CA 95642.

Stanislaus County Housing Authority: Amador County does not have a local public housing authority. Therefore, the Stanislaus County Housing Authority (StanCoHA) administers the Housing Choice Voucher (HCV)/Section 8 program and Public Housing programs through the Housing Assistance Program for Amador County and six surrounding counties (Alpine County, Calaveras County, Inyo County, Mariposa County, Mono County, Stanislaus County, and Tuolumne County).

StanCoHA has not provided any Public Housing in Amador County. As of September 21st, 2020, StanCoHA has two waiting lists that are open now or opening soon.

Sutter Amador Hospital: Sutter Amador Hospital is a community based, not-for-profit hospital with 52 licensed beds and is the only hospital in Amador County serving a population of more than 40,000. Sutter Amador Hospital provides comprehensive services, including 24-hour emergency care, critical care, diagnostic imaging, a family birth center, surgery, orthopedics and laboratory services.

Volunteers of America: Founded locally in 1911, the Northern California & Northern Nevada affiliate of Volunteers of America (VOA NCNN) is one of the largest providers of social services in the region, operating more than 40 programs including housing, employment services, substance abuse and recovery services to families, individuals, veterans, seniors, and youth.

VOA NCNN operates a variety of emergency shelters, supportive housing, and rapid re-housing and case management for veterans.

Women Infants and Children (WIC): Women Infants and Children (WIC) program is funded by the US Department of Agriculture (USDA). WIC provides nutrition and education programs for low-income pregnant women and mothers of infants and toddlers (birth to 5) throughout Amador County. Programs and services include:
• Vouchers for Nutritious Food
• Breast Pump Loan Program
• Breast Feeding and Nutrition Support
C. INCENTIVES AND FINANCIAL RESOURCES
Efforts by the Countywide jurisdictions to assist in the development, rehabilitation, and preservation of affordable housing would utilize organizational and financial types of resources. The following programs include local, state, and federal housing programs that are valuable resources in assisting in the development of affordable housing, preserving at-risk housing, and for housing rehabilitation.

Density Bonus and Incentives: Jurisdictions in Amador County provide for density bonuses consistent with state law (most have density bonuses and incentives for affordable housing codified in an ordinance as discussed in the Constraints chapters for the individual jurisdictions and will be update their programs, where necessary, as described in the Housing Plan). While the exact qualifications of the bonus vary, housing density bonuses are offered for lower- and very low- income and senior households in accordance with Government Code Sections 65915 and 65917. Jurisdictions are required to grant a density bonus above the base zoning density and additional concessions or incentives. The provisions of the density bonus apply to all new residential developments in the county.

Financial Resources: With respect to landowners and developers seeking to provide housing or retain affordable housing in Amador County a variety of Federal, State, and other resources are available to help fund affordable housing and reduce financing constraints on developments, as shown in Table IV-1. These financing programs are essential to facilitating affordable housing development by providing necessary financial relief. To assist with affordability, Amador County and the Cities will investigate programs available for provision of financial assistance and will pursue those programs that it finds appropriate and feasible. The Countywide jurisdictions have established a number of programs in this Housing Element to encourage AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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affordable housing developments and encourage collaboration with non-profit agencies and affordable housing developers, and to assist affordable housing developers obtain Federal, State, and local grant funding.

Table IV-1: Financial Resources
Program Name Description Eligible Activities

1. Federal Programs
Community Development Block
Grant (CDBG)
Grants available to small counties and cities
on a competitive basis for a variety of housing
and community development activities.

Jurisdictions compete for funds through the
State’s allocation process.
- Acquisition
- Rehabilitation
- Home Buyer Assistance
- Economic Development
- Homeless Assistance
- Public Services
Continuum of Care Grant program available to eligible applicants, including local governments, public housing
agencies, and nonprofits, to assist individuals
(including unaccompanied youth) and
families experiencing homelessness and to
provide the services needed to help such
individuals move into transitional and
permanent housing, with the goal of longterm stability. - Acquisition
- Rehabilitation
- New Construction
- Rental Assistance
- Supportive Services
- Operative Costs
Federal Home Loan Bank System Subsidizes interest rates for affordable housing; very low income households must
occupy at least 20 percent of the units for the
useful life of the housing or the mortgage
term.
- New Construction
- Acquisition
- Rehabilitation
Home Investment Partnerships
Program (HOME)
Grant program available to County and cities
on a competitive basis for housing activities.

Jurisdictions compete for funds through the
State’s allocation process.
- Acquisition
- Rehabilitation
- Home Buyer Assistance
- Rental Assistance
Low income Housing Tax Credits
(LIHTC)
Tax credits are available to persons and
corporations that invest in low income rental
housing. Proceeds from the sales are
typically used to create housing.
- New Construction
- Acquisition
- Rehabilitation
Mortgage Credit Certificate (MCC)
Program
Income tax credits available to first-time
homebuyers to buy new or existing singlefamily housing. - Home Buyer Assistance
Housing Choice Voucher (HCV)
Program
The Stanislaus County Housing Authority via
HUD administers the HCV Program in
Amador County. As such, rental assistance
payments from the Stanislaus County
Housing Authority to owners of private market
rate units on behalf of very-low income
tenants. The Housing Choice Voucher
program includes vouchers issued to
individual households as well as projectbased vouchers issued to a developer to preserve a specified number of units in a
project for lower income residents.
- Rental Assistance
- Home Buyer Assistance
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Table IV-1: Financial Resources
Section 202 Grants to non-profit developers of supportive housing for the elderly.
- Acquisition
- Rehabilitation
- New Construction
Section 203(k) Provides long-term, low interest loans at fixed rate to finance acquisition and rehabilitation of
eligible property.
- Land Acquisition
- Rehabilitation
- Relocation of Unit
- Refinance Existing Indebtedness
Section 811 Grants to non-profit developers of supportive housing for persons with disabilities,
including group homes, independent living
facilities and intermediate care facilities.
- Acquisition
- Rehabilitation
- New Construction
- Rental Assistance
U.S. Department of Agriculture
(USDA) Housing Programs
Below market-rate loans and grants for very
low, low, and moderate income multifamily
housing, self-help subdivisions, and
farmworker rental housing.
- New Construction
- Rehabilitation
Community Reinvestment Act (CRA) Encourages depository institutions to help meet the credit needs of the communities in
which they operate, including low- and
moderate-income neighborhoods, requiring
that each insured depository institution’s
record in helping meet the credit needs of its
entire community be evaluated periodically.
- Lending for housing and community
development activities
- Identify discriminatory practices of
individual financial institutions

2. State Programs
Affordable Housing Partnership
Program (AHPP)
Provides lower interest rate CHFA loans to
homebuyers who receive local secondary
financing.
- Home Buyer Assistance
Offers permanent financing for acquisition
and rehabilitation to for-profit, nonprofit, and
public agency developers seeking to preserve
at-risk housing units, low interest
predevelopment loans for
acquisition/rehabilitation, and a variety of
programs aimed at increasing the affordable
housing supply.
- Acquisition/preservation
- Rehabilitation
- New Construction
- ADU grant program for income-qualified
households
Cal HOME Provides grants to local governments and
non-profit agencies for local homebuyer
assistance and owner-occupied rehabilitation
programs and new home development
projects. Will finance the acquisition,
rehabilitation, and replacement of
manufactured homes.
- Home Buyer Assistance
- Rehabilitation
- New Construction
California Housing Assistance
Program
Provides 3% silent second loans in
conjunction with 97% CHFA first loans to give
eligible buyers 100% financing.
- Home Buyer Assistance
California Self-Help Housing
Program (CSHHP)
Provides grants for the administration of
mutual self-help housing projects.
- Home Buyer Assistance
- New Construction
Emergency Housing and Assistance
Program (EHAP)
Provides grants to support emergency
housing.
- Shelters and Transitional Housing
Emergency Shelter Program Grants awarded to non-profit organizations for shelter support services.
- Support Services
Farmworker Housing Assistance
Program
Provides State tax credits for farmworker
housing projects.
- New Construction
- Rehabilitation
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Table IV-1: Financial Resources
Golden State Acquisition Fund
(GSAF)
GSAF makes up to five-year loans to
developers for acquisition or preservation of
affordable housing.
- Acquisition/Preservation
Joe Serna Jr. Farm-worker Housing
Grant Program (FWHG)
Provides recoverable grants for the
acquisition, development and financing of
ownership and rental housing for
farmworkers.
- Home Buyer Assistance
- Rehabilitation
- New Construction
Mobilehome Park Rehabilitation and
Resident Ownership Program
(MPRROP)
MPROP makes short- and long-term low
interest rate loans for the preservation of
affordable mobilehome parks for ownership
or control by resident organizations, nonprofit
housing sponsors, or local public
agencies. MPRROP also makes long-term
loans to individuals to ensure continued
affordability.
- Preservation
Multifamily Housing Program (MHP) MHP makes low-interest, long-term deferredpayment permanent loans for permanent and transitional rental housing for lower-income
households.
- New construction
- Rehabilitation
- Preservation
California LIHTC State credits are only available to projects receiving federal credits. 20% of federal
credits are reserved for rural areas and 10%
for nonprofit sponsors. Requires 55-year
affordability. Credits can be used to fund the
hard and soft costs (excluding land costs) of
housing projects.
- New construction
- Rehabilitation
- Preservation

3. Private Resources/Financing Programs
Federal National Mortgage
Association (Fannie Mae)
- Fixed rate mortgages issued by private
mortgage insurers.
- Home Buyer Assistance
- Mortgages, which fund the purchase and
rehabilitation of a home.
- Home Buyer Assistance
- Rehabilitation
- Low Down-Payment Mortgages for SingleFamily Homes in underserved low income and minority cities.
- Home Buyer Assistance
Freddie Mac Home Works Provides first and second mortgages that include rehabilitation loan. County provides
gap financing for rehabilitation component.

Households earning up to 80% MFI qualify.
- Home Buyer Assistance

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V. AFFIRMATIVELY FURTHERING FAIR HOUSING
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

The AFFH analysis must contain the following:

A: Outreach
B: Assessment of Fair Housing
o Key Data and Background Information
o Fair Housing Enforcement and Outreach Capacity
o Integration and Segregation Patterns and Trends
o Racially or Ethnically Concentrated Areas of Poverty
o Disparities in Access to Opportunity
o Disproportionate Housing Needs in the Jurisdiction
o Displacement Risk
C: Sites Inventory
D: Identification of Contributing Factors
E. Goals and Actions
While this section provides a focused analysis of fair housing issues in Amador County, several other sections of the Housing Element address the issue and are included in this section by reference.

Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of everyone in their community. As part of this 6th Cycle Housing Element, the Amador County jurisdictions consider their roles in addressing issues of regional concern like availability of assistance with housing concerns, regional patterns of segregation, homelessness, and farmworker housing. An analysis of sites pursuant to AB 686 is included to demonstrate that the sites to accommodate the Countywide RHNA affirmatively further fair housing in Amador County and local jurisdictions and support the Countywide commitment to ensuring that a variety of housing options are available to households of all income levels.

A. OUTREACH
Amador County and the Cities of Amador City, Ione, Jackson, Plymouth, and Sutter Creek value and promote public participation in the planning process. To ensure that the Housing Element Update is accessible to all segments of the community, the jurisdictions have worked diligently to engage all members of the Amador County communities, including non-English speakers and those typically underrepresented in the planning process. This summary highlights those steps taken as part of the Housing Element Update.

1. PROJECT WEB PAGE
A dedicated project website serves as the main conduit of information for individuals who can access material online (https://www.amadorgov.org/departments/planning/2022-housing-element). The project web page launched in 2021 and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. The website includes the following information:
● Upcoming meeting information
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● Project timeline
● Narrated video introduction to Housing Element updates ● Links to other relevant resources

2. GENERAL MULTI-LINGUAL ADVERTISEMENTS
The City utilized a variety of methods to advertise the project, engage the community, and solicit input on the Housing Element.

These efforts are summarized herein to demonstrate the City’s meaningful commitment to community collaboration. The City prepared and implemented the following general advertisements:
● Emails to stakeholders and interested individuals
● Workshop and open house flyers (in English and Spanish) ● Community open houses flyer (in English and Spanish)
● Social media posts (in English and Spanish)
● Emails to stakeholders requesting involvement and providing flyers and outreach information in English and Spanish

3. WORKSHOPS, POP-UP, AND PUBLIC HEARINGS
Community Workshop – 2 sessions
As part of the community outreach, a community workshop was conducted to educate the community about housing issues and opportunities facing Amador County, and to gather input on housing-related topics. The March 10, 2022 workshop was a hybrid workshop, with the opportunity to participate in-person or via Zoom. The sessions were held at 3 p.m. and 7 p.m. to increase opportunities for public participation. The workshop presentation materials and audio recording were posted on the Housing Element Update web page to allow other interested parties the opportunity to review the workshop and community input. The workshop consisted of two parts:
• Part A: Overview describing Housing Elements and why they are important, existing conditions in Amador County, and the Countywide Housing Element Update process
• Part B: Housing Needs and Priorities Activities
Community Workshops – Draft Housing Element Public Review The Draft Housing Element was made available for public review from November 10, 2022 through January 9, 2023. The public review period initially was planned to end on December 14, 2022, but was extended to ensure all segments of the community and interested parties had adequate time to review and comment. To provide opportunities for interested parties to review and comment on the Countywide Draft Housing Element, open houses and community meetings were held throughout the County during the public review period of the Draft Housing Element. All workshops were open to all County residents and interested parties.
• November 16, 2022, 2-2:30 p.m. - Amador County Board of Supervisors Chambers – Community Workshop • November 29, 2022, 6-7:30 p.m. Amador County Board of Supervisors Chambers -Community Workshop • December 5, 2022, 6:30 p.m. – Jackson Council Chambers, Planning Commission Workshop • December 12, 2022, 2:00 p.m. – City of Plymouth City Hall – Community Workshop • December 12, 2022, 6:00 p.m. – Sutter Creek Joint City Council and Planning Commission Workshop, open to the public • December 13, 2022, 6:00 p.m. – City of Ione Council Chambers – Planning Commission Workshop, open to the public • December 13, 2022, 7:00 p.m. – Amador County Board of Supervisors Chambers • December 20, 2022, 7:00 p.m. – Amador City City Hall
Comments from workshop participants focused primarily on clarifications regarding the RHNA, how sites are identified to accommodate the RHNA, and questions regarding population and demographic numbers; these comments and questions were responded to during the workshops. Several people commented at the Amador County Community Workshop regarding AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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the need for stronger policies and programs related to smoke-free living environments. Comments regarding the content of the Draft Housing Element that were received during the public review period are summarized and responded to in Appendix C. Public Hearings.

Prior to adoption of the Housing Element, the Amador County Planning Commission and Board or Supervisors, the Amador City Council, and the Planning Commission and City Council of the cities of Ione, Jackson, Plymouth, and Sutter Creek each held a public hearing to provide the community with an opportunity to comment.

4. HOUSING NEEDS AND PRIORITIES SURVEY
An online Countywide Housing Needs and Priorities survey was available from February 25 through April 21, 2022. The survey was available in English and Spanish. The surveys asked for input regarding housing needs throughout the County and housing priorities and strategies to address Countywide future housing growth needs. A total of 109 individuals, including 4 residents from the City of Amador City, 9 residents from the City of Ione, 31 residents from the City of Jackson, 7 residents from the City of Plymouth, and 14 residents from the City of Sutter Creek responded to the survey, which focused on issues of home maintenance, affordability, home type, living conditions and homelessness. A summary of the key survey results is provided in the Affirmatively Furthering Fair Housing chapter, with the complete results included in Appendix B. The County received the following feedback:

Countywide
● 60.78% of respondents rated their housing as sound (very good to excellent condition), 20.59% as showing signs of minor deferred maintenance; 14.71% as needing moderate repairs or upgrades, 2.94% as needing two or more major upgrades, and less than 1% as dilapidated.
● 56.38% of respondents said they are very satisfied with their current housing situation, 24.47% are somewhat satisfied, and 12.77% are somewhat dissatisfied or dissatisfied. ● 15.79% of respondents think that the range of housing options currently available in Amador County meet the needs of the community. 84.21% of respondents think that the range of housing options currently available in Amador County do not meet the needs of the community.
● 35.37% of respondents indicated they are concerned with their rent increasing to an amount they cannot afford. ● 25.32% of respondents indicated they are concerned that if they ask their property manager or landlord to make repairs their rent will increase or they will be evicted. ● 28.05% of respondents indicated they struggle to pay their rent or mortgage payment. ● 16.00% of respondents indicated they need assistance with understanding their rights related to fair housing. ● 9.78% of respondents indicated they have encountered housing-related discrimination. ● 15.05% of respondents indicated they would like to buy a home in Amador County and cannot find a home in their price range; 19.35% of respondents indicated they would like to buy a home in Amador County and do not currently have the financial resources for an appropriate down payment.

City of Amador City
● 5.77% of respondents indicated that single family, medium to large (2,000 square foot home or larger) is the most needed type of housing in Amador City.
● 2.99% of respondents indicated that persons with a disability (including developmental disability) need additional housing types or dedicated policies and programs to ensure they can access housing in Amador City.

City of Ione
● 18.06% of respondents indicated that apartment (multi-family rental homes) is the most needed type of housing in Ione.
● 22.00% of respondents indicated that large families (5 or more persons) need additional housing types or dedicated policies and programs to ensure they can access housing in Ione.

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City of Jackson
● 52.31% of respondents indicated that duplex, triplex, and fourplex are the most needed types of housing in Jackson.
● 60.27% of respondents indicated that homeless persons or at risk of homelessness need additional housing types or dedicated policies and programs to ensure they can access housing in Jackson.

City of Plymouth
● 36.00% of respondents indicated that farmworker housing is the most needed type of housing in Plymouth. ● 31.58% of respondents indicated that farmworkers need additional housing types or dedicated policies and programs to ensure they can access housing in Plymouth.

City of Sutter Creek
● 15.38% of respondents indicated that single family, medium to large (2,000 square foot home or larger) is the most needed type of housing in Sutter Creek.
● 14.93% of respondents indicated that seniors need additional housing types or dedicated policies and programs to ensure they can access housing in Sutter Creek.

Unincorporated Area of Amador County
● 38.00% of respondents indicated that farmworker housing is the most needed type of housing in the unincorporated area of Amador County.

5. STAKEHOLDER PARTICIPATION
Representatives from 17 community stakeholders were invited to provide input on housing-related issues affecting Amador County; this invitation list included housing developers (affordable and market-rate), religious organizations, school representatives, fair housing service providers, and other social service providers. Understanding the potential lack of participation from community members of protected classes, the Countywide jurisdictions and consultant team targeted stakeholders, agencies, and organizations that represent protected class members, such as lower income households, persons with disabilities, persons 65 years of age or older, female-headed households, farmworkers, and residents experiencing homelessness, to gain a better understanding of fair housing concerns.

These key stakeholders, agencies, and organizations were asked to participate and assist in two ways. First, to provide outreach assistance by sharing information about the Housing Element Update, workshop, housing needs and priorities survey, and open houses with their service population. Second, by identifying any housing needs and constraints to obtaining housing related to the population or clientele of service providers, housing needs and constraints as observed by advocates and interested parties, and housing needs and constraints to building or providing housing as observed by members of the development community.

Stakeholders invited to participate included representatives from:
● First 5 Amador
● Nexus Youth & Family Services
● Communities Energized for Health, a Project of ETR
● Amador County Behavioral Health
● Homeless Outreach City of Jackson
● Amador Co Department of Social Services
● Amador County Public Health
● Amador County Unified School District
● Nexus Youth & Family Services
● Ione Band of Miwok Indians
● Area 12 Agency on Aging
● St. Vincent de Paul
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● Trinity Episcopal Church
● UC Master Gardeners
● Amador Tuolumne Community Action Agency
● County of Amador
Stakeholder and Service Provider Survey
17 stakeholders responded to the service provider survey. Survey results are provided in Appendix A. Stakeholders expressed concern regarding a variety of fair housing issues, with limited affordable housing identified as the primary barriers identified to finding or staying in housing. Stakeholder input is incorporated into the Housing Needs Assessment, Affirmatively Furthering Fair Housing, and other chapters as relevant.

6. ACTIONS TO EXPAND PUBLIC ENGAGEMENT
To ensure meaningful, frequent, and ongoing community outreach is fostered and continued during this 6th Cycle planning period, Programs 2 and 23 are included in the Housing Plan. Program 2 provides for annual outreach related to each jurisdiction’s Annual Progress Report. Program 23 provides for ongoing community education and outreach to ensure information regarding housing-related programs is available to households and interested parties throughout the County.

Overall, the intent of these programs in the Housing Plan is to ensure meaningful, frequent, and ongoing community participation is fostered and continued during this 6th Cycle planning period.

B. ASSESSMENT OF FAIR HOUSING ISSUES
This section contains an analysis of demographic, housing, and specifically fair housing issues for Amador County. While the County's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations were discussed in previous sections of this Background Report, this section focuses on demographics and income related to protected classes, lower income and poverty-level households and also incorporates information from the community engagement and outreach process used to develop this Housing Element, which is described in the previous section.

1. FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
Fair housing for each city and the unincorporated area of Amador County is addressed at both the local and regional level.

Resources for enforcement and outreach are discussed below.

Enforcement
The County provides information regarding fair housing services and tenant/landlord rights on its website under the Housing and Employment Information webpage and follows State and Federal requirements related to fair housing. The Amador Tuolumne Community Action Agency (ATCAA) offers a variety of assistance and services to the community. Services include securing and stabilizing housing for homeless families and individuals as well as those at risk of becoming homeless. When funding is available, ATCAA offers emergency Homeless Prevention Rental Assistance and Homeless Rapid Re-Housing Assistance. Fair housing inquiries at the County and each jurisdiction are currently referred to the California Department of Fair Housing and Employment.

None of the jurisdictions reported any complaints related to fair housing during the 5th Cycle. The HCD Affirmatively Furthering Fair Housing Data Viewer (AFFH Viewer) provides information regarding federal Fair Housing and Equal Opportunity (FHEO) cases by city for the 2013-2021 period, which provides a local and regional understanding of fair housing issues and complaints and also provides data on total County cases in 2010 and 2020. It is noted that Countywide information is not available for the 2013-2021 period. The City-specific 2013-2021 and Countywide 2010 and 2020 data is information is summarized below for each jurisdiction:
• Countywide: 2 cases in 2020 (1 with a racial bias, 1 with a familial status bias) and 0 cases in 2010 • 0 in Amador City (2013-2021)
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• 2 in Ione (2013-2021) with no identified bias based on protected characteristics (disability, race, familial status, national origin, religion, sex, or color) and neither was pursued due to the failure of the complainant to respond • 8 in Jackson (2013-2021) with no identified bias based on protected characteristics; 4 cases were not pursued due to the failure of the complainant to respond, FHEO decided to not pursue 2 additional cases, and 2 cases were determined to have no valid issue
• 0 in Plymouth (2013-2021)
• 0 in Sutter Creek (2013-2021)
According to the California Department of Fair Employment and Housing (CDFEH) 2020 Annual Report, 880 housing complaints were filed in 2020, with the top basis for housing complaints surrounding disability (650 cases or 73.86 %) and race (177 cases or 20.11%)9
. None of the 880 housing complaints filed in 2020 was from Amador County residents.

It is noted that the California DFEH does not make data readily available related to fair housing inquiries, specific concerns, and outcomes; if made available, this information would be invaluable to local jurisdictions, residents, and landlords in identifying areas with high incidences of fair housing concerns and opportunities for community education regarding specific topics of concern. The County has requested that the HCD coordinate with the California Department of Fair Employment and Housing to include this information at the local level in HCD’s AFFH Viewer to assist local jurisdictions with better understanding fair housing needs.

Public Education
Fair housing outreach and education efforts are not currently conducted in Amador County. Apart from a link to the Department of Fair Employment and Housing on the Amador County website, there is no information readily available from the County, the cities, or ATCAA to assist residents, landlords, and housing providers with understanding fair housing laws and rights.

Findings
Based on the number of cases in Amador County, there appears to be adequate capacity in Amador County to respond to the complaints made. However, there is the potential that the low number of complaints in Amador County reflects a lack of understanding of fair housing rights and limited availability of programs or organizations active in the County that provide assistance with making a complaint. Therefore, additional outreach and education is needed, and annual training of County and local jurisdiction staff should occur to ensure fair housing practices are maintained Countywide and information regarding fair housing, including fair housing resources as well as other housing-related resources for renters and homeowners, is needed. Bi-annual training of County and local jurisdiction staff should occur to ensure fair housing practices are maintained throughout the County. Information regarding fair housing laws and rights and housing programs available to renters and homeowners should be made available at County and City buildings as well as publicly-accessible locations throughout the County such as libraries or community centers, on each jurisdiction’s website, and via each jurisdiction’s social media on a regular basis to ensure County residents and landlords are aware of fair housing laws and rights, as well as methods to address fair housing concerns.

Amador County and the Cities comply with fair housing laws and regulations as described in Table V-1.

Table V-1: Compliance with Fair Housing Laws
Law Description Compliance
California Fair
Employment and
Housing Act
(FEHA)
The Fair Employment and Housing Act (FEHA) applies to public and private employers, labor organizations and employment agencies. The FEHA prohibits those engaged in the housing business – landlords, real estate agents, home sellers, builders, mortgage lenders, among others – from discriminating against tenants or homeowners on the Compliance is achieved through DFEH’s
enforcement of the FEHA and through
HUD’s enforcement of federal FHEO cases.

The Countywide jurisdictions do not
9 California Department of Fair Employment and Housing. 2020. 2019 Annual Report. Available at: https://calcivilrights.ca.gov/wpcontent/uploads/sites/32/2022/01/2020-DFEH-Annual-Report.pdf AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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basis of protected characteristics. It is also illegal for cities, counties, or other local government agencies to make zoning or land-use decisions, or have policies that discriminate against individuals based on those traits.
actively provide education or assistance
with fair housing complaints under federal
or state fair housing laws.

Government Code
Section 65008
Covers actions of a city, county, city and county, or other local government agency, and makes those actions null and void if the action denies an individual or group of individuals the enjoyment of residence, land ownership , tenancy, or other land use in the state because of membership in a protected class, the method of financing, and/or the intended occupancy.

For example, a violation under Government Code section 65008 may occur if a jurisdiction applied more scrutiny to reviewing and approving an affordable development as compared to market-rate developments, or multifamily housing as compared to single family homes.

Compliance is achieved by uniform
application of each jurisdiction’s codes,
regulations, policies and practices,
including development standards, design
guidelines, application submittal
requirements, fees and approval findings.

Government Code
Section 8899.50
Requires all public agencies to administer programs and activities relating to housing and community development in a manner to affirmatively further fair housing and avoid any action that is materially inconsistent with its obligation to affirmatively further fair housing.

Compliance is achieved through
consultations with community
stakeholders and support agencies as part
of program evaluating and funding
decisions. The 6th Cycle Housing Element
Housing Plan describes how fair housing
issues and contributing factors will be
addressed throughout the 6th Cycle.

Government Code
Section 11135 et
seq.

Requires full and equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class.

Compliance is achieved through
promotion/availability of activities and
programs to all persons of all backgrounds
to participate equally in community
programs and activities.

Density Bonus Law
(Gov. Code, §
65915.)
Density bonus law is intended to support the construction of affordable housing by offering developers the ability to construct additional housing units above an agency’s otherwise applicable density range, in exchange for offering to build or donate land for affordable or senior units. Density Bonus Law also provides for incentives intended to help make the development of affordable and senior housing economically feasible.

Compliance is achieved by administration
of each jurisdiction’s code, which provides
for compliance with Government Code
Section 65915 et seq, as well as with
Housing Plan programs requiring
modifications to specific jurisdiction’s
codes to comply with State law.

Housing
Accountability Act
(Gov. Code, §
65589.5.)
Provides that a local agency shall not disapprove a housing development project, for very low, low-, or moderate-income households, or an emergency shelter, or condition approval in a manner that renders the housing development project infeasible for development for the use of very low, low-, or moderate-income households, or an emergency shelter, including through the use of design review standards, unless it makes certain written findings, based upon a preponderance of the evidence in the record.

Compliance is achieved through the
development review process consistent
with the Housing Accountability Act.

Additionally, Ione has adopted objective
development standards and Amador
County and the cities of Amador City,
Plymouth, Jackson, and Sutter Creek will
prepare objective development standards
to facilitate an objective and equitable
review of applicable projects.

No-Net-Loss Law
(Gov. Code, §
65863)
Ensures development opportunities remain available throughout the planning period to accommodate a jurisdiction’s regional housing need assessment (RHNA) allocation, especially for lower- and moderate- income households.

This draft Housing Element identifies a
surplus of sites with capacity to
accommodate each jurisdiction’s RHNA
allocation and address any shortfall that
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may occur with respect to anticipated
development density capacity.

Least Cost Zoning
Law (Gov. Code, §
65913.1)
Provides that, in exercising its authority to zone for land uses and in revising its housing element, a city, county, or city and county shall designate and zone sufficient vacant land for residential use with appropriate standards, in relation to zoning for nonresidential use, and in relation to growth projections of the general plan to meet housing needs for all income categories as identified in the housing element of the general plan.

Compliance is achieved through adoption
of each jurisdiction’s General Plan and
Zoning Code and implementation of
Housing Element Housing Plan Programs
which commit the jurisdictions
maintaining adequate sites at densities
appropriate to accommodate their RHNAs
and commit Plymouth to rezone to
accommodate its RHNA.

Excessive
Subdivision
Standards (Gov.

Code, § 65913.2.)
Provides that, in exercising its authority to regulate subdivisions a city, county, or city and county shall:
(a) Refrain from imposing criteria for design, as defined in Section 66418, or improvements, as defined in Section 66419, for the purpose of rendering infeasible the development of housing for any and all economic segments of the community. However, nothing in this section shall be construed to enlarge or diminish the authority of a city, county, or city and county under other provisions of law to permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted and actions taken by it with respect to the housing needs of the region in which the local jurisdiction is situated.
(c) Refrain from imposing standards and criteria for public improvements including, but not limited to, streets, sewers, fire stations, schools, or parks, which exceed the standards and criteria being applied by the city, county, or city and county at that time to its publicly financed improvements located in similarly zoned districts within that city, county, or city and county.

Compliance is achieved through the
implementation of a fair and equitable
development review process which is
administered consistent with the Excessive
Subdivision Standards Act.

Limits on Growth
Controls (Gov.

Code, § 65302.8.)
Provides that, if a county or city, including a charter city, adopts or amends a mandatory general plan element which operates to limit the number of housing units which may be constructed on an annual basis, such adoption or amendment shall contain findings which justify reducing the housing opportunities of the region. The findings shall include all of the following:
(a) A description of the city’s or county’s appropriate share of the regional need for housing.
(b) A description of the specific housing programs and activities being undertaken by the local jurisdiction to fulfill the requirements of subdivision (c) of Section 65302.
(c) A description of how the public health, safety, and welfare would be promoted by such adoption or amendment.
(d) The fiscal and environmental resources available to the local jurisdiction
None of the Countywide jurisdictions have
adopted a General Plan that operates to
limit the number of housing units which
may be constructed on an annual basis.

Housing Element
Law (Gov. Code, §
65583, esp. subds.
(c)(5), (c)(10).)
Section 65583 stipulates that the housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and Compliance is achieved through
preparation and adoption of a Housing
Element that addresses the provisions of
State Housing Element law.

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shall make adequate provision for the existing and projected needs of all economic segments of the community.

Subdivision (c)(5) provides that, in order to make adequate provision for the housing needs of all economic segments of the community, the program shall promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of protected characteristics.

2. ANALYSIS OF AVAILABLE FEDERAL, STATE, AND LOCAL DATA AND LOCAL

KNOWLEDGE
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Amador County.

These data sources are supplemented with local knowledge of existing conditions in the community to present a more realistic picture of fair housing concerns in Amador County and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.

The figures in this chapter identify data based on census tracts and boundaries, as shown in Figures V-1 and V-2. For an understanding of how existing affordable housing opportunities are distributed throughout the County, Figures V-3 and V-4 identify Housing Choice Vouchers and subsidized housing.

Local Knowledge
It is recognized that segregation and discriminatory practices have occurred throughout the nation. City and County staff and local/regional service providers were surveyed to identify housing issues, including fair housing concerns, for Amador County.

Very little data regarding fair housing issues relevant to Amador County has been collected historically.

Staff Knowledge
City and County staff reported that they were not aware of any fair housing issues affecting their communities. A common observation among City and County staff was that Amador County has historically had affordable housing costs, with new housing prices including options affordable to moderate income households and sometimes lower income households and opportunities for lower income households to rent or own in the County which has helped make housing accessible to a broad variety of persons.

Service Providers
Seventeen service providers, non-profits, and housing providers responded to the Stakeholder and Service Provider Survey.

While the majority did not identify fair housing issues (Assistance with addressing discrimination, legal rent or mortgage practices, tenant/landlord mediation, or other fair housing issues) as a primary need of the general population as one of the highest needs for any of the populations, fair housing issues were identified as one of the concerns (6% of 72 votes regarding for primary needs of the general population, 5% of 38 votes regarding primary needs of seniors, 3% of 31 votes regarding primary needs of persons with a disability, 7% of 27 votes regarding primary needs of persons with a developmental disability, 7% of 43 votes regarding primary needs of female heads of household, 5% of 20 votes regarding primary needs of farmworkers, 5% of 57 votes regarding primary needs of the homeless population.

The primary barrier to housing identified in the Stakeholder and Service Provider Survey was a shortage of affordable housing, with a long waiting list for subsidized housing. Another barrier was a lack of landlords willing to rent to people currently unhoused. High rents and entrance charges and low fixed incomes were also identified as barriers to finding or staying in housing. A need for landlords to allow roommate situations was also identified.

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Community Input
The Housing Needs and Priorities Survey responses indicated that 9% of respondents experienced discrimination when trying to rent housing and 6% when trying to purchase housing. A larger group, 16%, identified a need for assistance with understanding rights related to fair housing. 25% of respondents indicated concern that if they asked their property manager or landlord to repair their home that their rent would increase or they would be evicted. Respondents were also asked to explain specific fair housing and discrimination issues. Issues included exposure to lack of available housing resulting in temporary living situations so they are unable to “join” a neighborhood, exposure to second-hand smoke, requirement for a second income for a single employed mom whose income exceeded the amount required to qualify and discrimination against children, denial of housing due to landlord questions regarding political and religious beliefs, difficulty with the loan process, sexism/gender discrimination, racism, age (under 55 with no kids or family), and kicked out of home because of not speaking English. Reviewing responses based on the respondent locations within Amador County identified the following rates of respondents reporting issues with discrimination/fair housing:
• Amador City – 0% of 4 respondents;
• Ione – 0% of 9 respondents;
• Jackson - 13% of 31 respondents reported discrimination or other fair housing issues, including discrimination when trying to purchase housing or rent housing, lack of available housing. and denial of housing due to political and religious beliefs;
• Plymouth - 13% of 8 respondents reported discrimination or other fair housing issues, including discrimination when trying to purchase housing or rent housing and discrimination due to language (non-English) spoken; • Sutter Creek - 14% of 14 respondents reported discrimination or other fair housing issues, including discrimination when trying to purchase housing or rent housing, discrimination against single mother with children due to lack of a working partner or child support, gender/sexual orientation, and racism; and • Unincorporated County – 10% of 39 respondents reported discrimination or other fair housing issues, including discrimination when trying to rent housing, discrimination due to age and familial status (under 55 without children/family), sexual orientation, and religious beliefs.

Racially Restrictive Covenants
It is recognized that segregation and discriminatory practices have occurred throughout the nation. Restrictive covenants were used to stabilize the property values of white families and caused segregation of neighborhoods. Beginning in 1934, the Federal Housing Authority recommended the inclusion of restrictive covenants in the deeds of homes it insured. Racially restrictive covenants made it illegal for African Americans, as well as other people of color, to purchase, lease rent, or use homes (unless as a servant).

In a landmark 1948 ruling, the Supreme Court deemed all racially restrictive covenants unenforceable. While Titles VIII and IX of the 1968 Civil Rights Act, also known as the Fair Housing Act, prohibited discrimination in the sale, rental, and financing in housing-related transactions based on race, color, national origin, religion, sex, disability, marital status, and familial status, it is anticipated that restrictive covenants continue to remain in property deeds throughout Amador County, including its cities.

The Amador County Clerk/Recorder has a Restrictive Covenant Modification program, which provides for a modification document to be recorded with the unlawful covenant language stricken, where a property owner submits their title documents for such a change and the existence of unlawfully restrictive language is confirmed by County Counsel. However, most people are not even aware that these covenants exist.

In 2021, Assembly Bill 1466 made changes to the RCM processes and added Government Code Section 12956.3, which imposes a state-mandated local program and opens the ability to all, including the County Clerk/Recorder, to submit a RCM document for recording and redact the illegal restrictive language. As part of the new processes, GC Section 12956.3(b)(1), requires the Amador County Clerk/Recorder’s Office to create a Restrictive Covenant Modification Program Implementation Plan to address the following requirements:

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● Identify unlawfully restrictive covenants
● Redact unlawfully restrictive covenants
● Track identified illegal restrictive covenants
● Establish a timeline to identify, track, and redact unlawfully restrictive covenants ● Make index of recorded RCM documents available to the public ● Maintain original non-redacted recording
● Provide status reports to the County Recorders Association of California Redlining
Separate from racially restrictive covenants, the Home Owners Loan Corporation mapped regions and “redlined” areas, depicting “best” areas in green, “still desirable” in blue, “definitely declining” in yellow, and “hazardous” in red. This practice was known as “redlining”. The County and Cities are not aware of any known redlining maps that include Amador County.

Analysis of Impediments to Fair Housing
Amador County is included in the Stanislaus County Housing Authority service area. The Stanislaus County Fiscal Year 2020- 2025 Regional Analysis of Impediments (AI) addressed regional impediments to fair housing for the Stanislaus Urban County, City of Modesto, City of Turlock, and the StanCoHA (Counties of Alpine, Amador, Calaveras, Inyo, Mariposa, Mono, Stanislaus, and Tuolumne).

While the AI does not address fair housing issues of specific concern to Amador County, it summarizes input as a result of stakeholder outreach and consultations, input received through a webinar series, a community survey, and housing data (primarily Census, RHNA, and HCD data sources that do not include local data). While the community needs survey results appear to reflect areas outside of Amador County (none of the areas with the top responses are located within or adjacent to Amador County) and does not reflect local data or knowledge for Amador County, the stakeholders consultation and rural communities webinar data and knowledge included in the AI include information from regional service providers and address needs associated with rural areas such as Amador County.

AI Stakeholder Outreach: The AI stakeholder outreach identified the following 5 issues:
• Lack of Adequate Housing Development: Feedback highlighted a diverse range of factors contributing to a lack of adequate housing development across the state, including the rising cost of land, cost of labor and materials, increased regulatory standards, permitting delays and fees, land use and zoning restrictions, and community resistance to housing development.
• Lack of Affordable Housing: Stakeholders noted rising housing costs and a lack of affordability for renters generally, and very low-income households particularly, as well as concern about rising rates of eviction, displacement, and homelessness.
• Displacement: The disproportionate impact of displacement on low-income and marginalized communities leading to segregation, increased commute times, and a lack of access to opportunity for these populations was highlighted by stakeholders.
• Rising Homelessness: Many stakeholders discussed at length California’s rising rate of homelessness driven by lack of housing supply, rapidly rising housing costs, and the effects of increasingly stringent rental requirements driven by high housing demand. Inadequate resources to address the immediate needs of persons currently experiencing homelessness and to promote permanent supportive housing options, as well as inadequate resources to prevent homelessness, were identified as barriers to housing by stakeholders. • Increased Housing Needs for Special Populations: The need for additional housing resources for special populations, such as persons experiencing homelessness, seniors, persons with disabilities, people identifying as lesbian, gay, bisexual, transgender, or queer, immigrant communities, veterans, low- and very low-income households, and historically marginalized communities who are disproportionately impacted by the lack of affordable housing and rising housing costs.

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AI Rural Communities Webinar: The AI included results of a series of webinars hosted by HCD, including one focusing on rural communities that was attended by 26 people. Stakeholders discussed access to opportunity for rural areas, including adequate housing, jobs, access to transit, education, and clean water through the lens of fair housing for rural communities.

Participants also discussed barriers to rural housing development, including zoning and opposition to converting agricultural land to residential uses. Stakeholders expressed concern about access to affordable housing for low-income households and access to transportation options in rural areas.

Based on the above input as well as a review of demographic data and fair housing data, the AI identified findings related to fair housing issues. The AI did not include any data or findings specific to Amador County. Three of the five findings from the AI were not jurisdiction-specific and are applicable to Amador County as well as all jurisdictions addressed by the AI:
● There is a limited knowledge of fair housing rights among the general population. ● Discrimination in rental housing often occurs without legal complaint and opportunity for redress/ resolution to fair housing violations.
● There is a support and assistance need for homeowners who have experienced foreclosure, homeowners and renters who are members of a protected class, and others who must find affordable living arrangements.

These findings reinforce the conclusions of the Fair Housing Outreach and Enforcement Capacity discussion, which identified a need for education regarding fair housing laws, assistance with fair housing complaints, and assistance with information regarding resources available for renters and homeowners.

3. INTEGRATION AND SEGREGATION PATTERNS AND TRENDS
To inform priorities, policies, and actions, Amador County has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in unincorporated Amador County that experience the highest levels of segregation.

Neighborhood Concentrations and Diversity
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. Figures V-5 and V-6 map the concentrations of racial/ethnic groups by Census tract. With the exception of the northwest portion of the County, including northern Ione and northern Plymouth, which is identified as having a concentration of 3 mixed groups, the County is generally composed of Latinx-White and Mostly White households as shown in Figures V-5 and V-6.

To provide more detail regarding racial/ethnic concentrations and diversity, Esri’s Diversity Index captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity. Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity.

As shown in Figures V-7 and V-8, there generally appears to be lower diversity index scores throughout Amador County, except census block group 2 of the census tract 3.01 in the west portion of the County has a high diversity index (70-85).

Census block group 2 of census tract 3.01 covers the north portion of Ione. It is noted that this census block group extends out into areas of the unincorporated County. Amador County, Amador City, Jackson, Plymouth, and Sutter Creek, and the unincorporated area generally have similar levels of diversity index scores when compared with surrounding counties of El Dorado, Calaveras, and Alpine, but lower diversity index scores when compared to Sacramento County to the west. These regional trends do not appear to have a strong correlation with access to opportunities, although there is some correlation AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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between generally lower diversity scores in the eastern portion of San Joaquin Valley and the transition to the foothills/mountain region and areas of low and moderate resources (Figure V-30). However, regionally, higher and highest resource areas appear to occur in both lower and higher diversity areas. Ione, though, has areas ranging from mid to higher diversity and does not include any lower diversity areas. Figures V-9 and V-10 depict the diversity index in 2010. From 2010 to 2018, there has been a slight increase to the diversity index in the western and central portions of the County as well as the cities of Ione (eastern portion), Jackson (western and northern portions), and Sutter Creek (western portion).

Table V-2 shows the demographic trends over time for the Amador County, each city, and the unincorporated area from 1990 to 2020. Since 1990, the percentage of population that are White residents has decreased from 94.1% to 72.8% in Jackson, from 94.7% to 77.9% in Sutter Creek, and from 92.3% to 73.7% in the unincorporated Amador County, compared to the County which has decreased at a slower rate from 83.7% to 73.4%. Similarly, since 2000, the percentage of population that are White residents has decreased from 85.7% to 79.0% in Amador City, and from 88.3% to 65.4% in Plymouth. Since 1990, the percentage of population that are Black residents has decreased from 24.0% to 2.2% in Ione, compared to the County which has decreased from 5.6% to 3.0%. Since 2000, the percentage of population that are Two or More Races residents has increased in all Countywide jurisdictions - from 0.1% to 6.0% in the Amador City, 1.2 % to 5.5% in Ione, from 1.7% to 5.5% in the Jackson, from 2.8% to 6.0% in Sutter Creek, and from 1.8% to 4.9% in the Unincorporated Amador County, compared to the County which has increased at a rate from 1.8% to 5.1%.Since 1990, the percentage of population that are Hispanic or Latino residents has increased from 6.1% to 16.3% in Jackson, from 4.3% to 11.8% in Sutter Creek, and from 4.7% to 14.1% in the unincorporated Amador County, compared to the County which has decreased at a rate from 8.4% to 14.9%. Similarly, since 2000, the percentage of population that are Hispanic or Latino residents has decreased from 0.3% to 10.5% in Amador City, and from 5.1% to 24.4% in Plymouth. In comparison to the County, there has been little change in the population of other racial and ethnic groups in the County from 1990 to current population.

Table V-2: Demographic Trends
Racial/Ethnic 1990 2000 2010 Current
City of Amador City
White - 85.7% 88.1% 79.0%
Black or African American - 0.0% 0.0% 0.5%
American Indian and Alaska Native - 0.1% 0.1% 2.0%
Asian or Pacific Islander - 0.0% 0.0% 0.0%
Some other race - 0.0% 0.0% 2.0%
Two or More Races - 0.1% 0.1% 6.0%
Hispanic or Latino - 0.3% 0.2% 10.5%
City of Ione
White 50.9% 55.0% 58.2% 72.1%
Black or African American 24.0% 17.7% 10.2% 2.2%
American Indian and Alaska Native 1.4% 2.0% 1.8% 1.2%
Asian or Pacific Islander 0.7% 1.7% 1.5% 1.5%
Some other race 0.9% 2.2% 1.2% 0.4%
Two or More Races - 1.2% 2.0% 5.5%
Hispanic or Latino 22.2% 20.2% 25.1% 17.0%
City of Jackson
White 94.1% 89.5% 82.5% 72.8%
Black or African American 0.3% 0.5% 0.6% 0.8%
American Indian and Alaska Native 1.0% 1.1% 1.5% 1.9%
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Asian or Pacific Islander 0.5% 0.6% 1.4% 2.2%
Some other race 0.0% 0.1% 0.2% 0.5%
Two or More Races - 1.7% 2.7% 5.5%
Hispanic or Latino 4.1% 6.5% 11.2% 16.3%
City of Plymouth
White - 88.3% 74.4% 65.4%
Black or African American - 0.2% 0.3% 0.5%
American Indian and Alaska Native - 1.9% 1.3% 2.3%
Asian or Pacific Islander - 0.6% 0.7% 1.7%
Some other race - 0.0% 0.1% 0.9%
Two or More Races - 3.9% 5.0% 4.8%
Hispanic or Latino - 5.1% 18.2% 24.4%
City of Sutter Creek
White 94.7% 88.8% 84.9% 77.9%
Black or African American 0.3% 0.2% 0.4% 0.6%
American Indian and Alaska Native 0.3% 1.1% 1.0% 1.6%
Asian or Pacific Islander 0.4% 1.2% 2.8% 1.9%
Some other race 0.0% 0.2% 0.0% 0.3%
Two or More Races - 2.8% 2.2% 6.0%
Hispanic or Latino 4.3% 5.8% 8.8% 11.8%
Unincorporated
White 92.3% 89.5% 86.3% 73.7%
Black or African American 0.5% 0.3% 0.4% 3.9%
American Indian and Alaska Native 1.8% 1.5% 1.4% 1.3%
Asian or Pacific Islander 0.7% 0.8% 0.9% 1.4%
Some other race 0.0% 0.1% 0.1% 0.7%
Two or More Races - 1.8% 2.5% 4.9%
Hispanic or Latino 4.7% 6.0% 8.4% 14.1%
Amador County
White 83.7% 82.4% 79.6% 73.4%
Black or African American 5.6% 3.8% 2.5% 3.0%
American Indian and Alaska Native 1.5% 1.5% 1.4% 1.4%
Asian or Pacific Islander 0.7% 1.0% 1.2% 1.5%
Some other race 0.2% 0.5% 0.3% 0.6%
Two or More Races - 1.8% 2.5% 5.1%
Hispanic or Latino 8.4% 8.9% 12.5% 14.9%
Source: US Census; 1990 US Census; 2000 US Census; 2010 US Census; 2020 US Census.

Mapped Patterns of Integration and Segregation
Patterns of integration and segregation are also considered for people with disabilities, familial status, and income groups.

Relying primarily on data available from the US Census and the AFFH dataset from HUD, it is possible to map and consider existing patterns which may indicate historical influences and future trends.

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Persons with Disabilities
Amador County is home to a number of persons with disabilities. At a regional level, Amador County reflects a transition in population with a disability. Amador County has concentrations of persons with a disability, particularly in the Sutter Creek/Jackson area and the eastern County that are not present in El Dorado County to the north or the areas of Sacramento, San Joaquin, and Stanislaus County that border Amador County. However, Calaveras County to the south has a higher concentration of persons with a disability as does Tuolumne County even further south. These higher concentrations appear to correlate with the Countywide older resident profile and areas of lower median income, although there is not a full correlation.

While the higher disability areas in eastern Amador County as well as Calaveras County correlate with low resource areas (See Section 5 of this chapter) as shown in Figure V-30, there are also areas with high rates of disability that correspond to the high and highest resource Census tracts.

As discussed in the Needs Assessment section of the Housing Element Background Report, approximately 15% of Amador County’s population in 2019 had at least one disability and 57% of those individuals were seniors. For persons ages 0 to 64, the most common disabilities are cognitive difficulties (25.6%), ambulatory difficulties (24.5%), and independent living difficulties (20.9%). For the population of ages 65 and over, the most common disabilities are ambulatory difficulties (33.8%), hearing difficulties (22.1%), and independent living difficulties (17.7%). Persons with disabilities are represented throughout Amador County with discernible patterns of segregation, as illustrated on Figures V-11 and V-12. The higher concentrations are identified in the census tracts within the unincorporated areas of the County, and areas surrounding the cities of Sutter Creek and Jackson. As shown in Figure V-12, census tract 1.02 in the east portion of the County and census tract 4.01 to the east of Sutter Creek and to the north of Jackson contain 20 to 30% of the population with a disability. Although census tract

4.01 only covers a portion of the cities of Sutter Creek and Jackson, the incorporated areas of the tract contain a larger share of the population than the unincorporated communities. As shown in Table II-13 of Section II (Housing Needs), the City of Jackson has a higher percentage of population with a disability, at a rate of 17.2%, compared to the rate of 9.4% in Sutter Creek. Therefore, it is anticipated that a larger share of persons with a disability are located in Jackson. All other census tracts within the County, including those tracts covering the cities of Ione, Plymouth, and Amador, contain 10 to 20% of the population with a disability.

In Amador County, unincorporated communities contain a larger share of the County population than unincorporated cities, it is anticipated that a larger share of persons with a disability are located in the unincorporated communities, which typically have less transit, activity centers, and access to goods and services, including medical care and assistance. Additionally, unincorporated communities are generally seen as less suitable for persons with disabilities who may have impaired mobility and difficulty accessing goods and services. However, as highlighted by Table II-13 of Section II (Housing Needs), 1,765 of 2,855 disabilities in the County reside within the unincorporated communities. Further, the California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code; therefore, it should be noted that zip codes for incorporated cities may contain portions of unincorporated Amador County. As shown in Table II-15, the DDS data indicates that a total of >249 developmentally persons reside in zip codes for the unincorporated areas of Amador County, while >190 developmentally persons reside in an incorporated city. It is important to note that while the unincorporated communities generally contain a higher concentration of persons with disabilities, no discernable or historical patterns of segregation exist in the unincorporated County. The County has extremely large census tracts, so it is difficult to identify the exact concentrations of populations with a disability in the individual unincorporated communities.

However, it is anticipated that the concentrations of populations with a disability would be in the less rural and more urbanized unincorporated communities and communities with assisted housing, such as Scottsville, Volcano, Fiddletown, Buckhorn, and Pine Grove, as these communities have more access to services, transit, and major activity centers than the other unincorporated communities.

Based on this analysis, the County finds that there are not significant patterns of segregation impacting persons with disabilities in Amador County, given that the concentration of persons with disabilities has no correlation with the degree of diversity throughout the County. However, the County finds that the areas east to Sutter Creek and north to Jackson within census tract

4.01 contain a larger percentage of populations with a disability. As shown in Figures V-11 and V-12 compared with V-35 AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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through V-38, census tracts with higher concentrations of populations with a disability are also some of the County’s census tracts with higher cost burdens for house renters, indicating that populations with a disability may be particularly susceptible to these economic impacts. Additionally, the County recognizes that at a regional level, Amador County is home to higher concentrations of persons with disabilities than other surrounding counties, which can be correlated with the Countywide older resident profile.

Percent of Population Over the Age of 18 in Households Living Alone Figure V-13 identifies the percent of population over the age of 18 in households living with spouse in Amador County.

Compared with surrounding areas such as Calaveras County and Alpine County, it appears that Amador County has similar percentage of population over the age of 18 in households living with spouse. While the County is similar to Calaveras County, Stanislaus County, portions of San Joaquin County and the northern portion of El Dorado County, there are less concentrations of population over the age of 18 in households living with spouse in El Dorado County and Sacramento County than Amador County as a whole. The majority of census tracts in the Amador County have 40% to 60% of population over the age of 18 in households living with spouse, except census tract 1.02 in the central portion of the unincorporated Amador County that has 60% to 80% of population over the age of 18 in households living with spouse. Considering there are only a limited number of households that reside in census tract 1.02, it appears that there are no significant patterns of segregation impacting persons over the age of 18 living alone in Amador County. Considering there are only a limited number of households that reside in census tract 1.02, it appears that there are no significant patterns of segregation impacting persons over the age of 18 living alone in Amador County.

Percent of Children in Married Households Married Households As shown in Figures V-14 and V-15, all census tracts in Amador County have 60% to 80% or over 80% of its children in married households. Regionally, Amador County is home to more married households. Compared with surrounding counties, including Calaveras County, El Dorado County, and San Joaquin County, Amador County has more census tracts with higher percentage of children in married households.

Countywide, the areas with higher concentrations of married households are located in less densely developed areas of the County. Dense communities have a lower percentage of married households. All census tracts that cover the cities of Amador, Sutter Creek, and Jackson have 60% to 80% of the population in married households. Census tract 3.01 that covers the north portions of the cities of Ione and Plymouth have over 80% of its population in married households. It is noted that census tract 3.01 in the cities of Ione and Plymouth with over 80% of married households extends out into areas of the unincorporated County. Based on this analysis, the County finds that there are no significant patterns of segregation impacting married households in Amador County, given that the concentration of married households has no correlation with the degree of diversity throughout the County. As compared to Figures V-35 through V-38, the concentrations of married households throughout the County have no correlation to the cost burdens for house owners and renters, indicating that married households are not susceptible to these economic impacts.

Female-Headed Households
Amador County is also home to a number of female-headed households. Regionally, Amador County has similar percentage of female-headed households compared with surrounding counties. In the areas north and south of Amador County, higher rates of female-headed households with children correspond to TCAC low opportunity areas (Figure V-30) and lower median household incomes (Figure V-20). However, this trend is not as strong in the counties west of Amador County with no strong correlation shown between female-headed households with children and median income or access to opportunity. As shown in Figures V-16 and V-17, all census tracts in Amador County have 20% to 40% or less than 20% of its population in femaleheaded households, with more densely developed/more populated census tracts in Amador County having lower levels of female-headed households. All census tracts that cover the cities of Amador, Ione, and Plymouth have less than 20% of population in female-headed households. Census tract 4.01 that covers the west portion of Sutter Creek and the north portion of Jackson have 20% to 40% of its population in female-headed households. It is noted that census tract 4.01 in the cities of Sutter Creek and Jackson with 20 to 40% of households with a female head extends out into areas of the unincorporated County. According to Table II-10 in the Section II (Housing Needs), households with female heads make up approximately AMADOR COUNTYWIDE 2021-2029 HOUSING ELEMENT
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11.3% of households in Amador County, with 1,119 female-headed households reside in the Amador County and 575 femaleheaded households reside in the unincorporated communities in the County. In 2019, about 27.5% of female-headed families in Amador County had incomes below the poverty line while families in poverty made up only 11.5% of all households in Amador County. With over 6,331 households in unincorporated areas of Amador County, there are 575 households with female heads, making up approximately 9.1% of households in unincorporated areas of Amador County. Among all incorporated jurisdictions in Amador County, Jackson has 22.0% households with female heads, Amador City has 20.5% households with female heads, and Plymouth has 17.3% households with female heads, compared to 11.3% households with female heads countywide. A higher percentage of female-headed households are anticipated to be located within the incorporated cities, as these areas have better access to transit and major activity and employment centers. There are no known historic patterns of segregation by familial status, including by household gender, which the County finds as contributing factors to continued segregation in Amador County. However, it is important to note that although female-headed households made up only 11.3% of all families, they accounted for 50.3% of families in poverty. For this reason, it is expected that female-headed households are more likely to be located in the less rural and more urbanized unincorporated communities with existing assisted housing, as these communities have more access to transit and major activity centers than the other unincorporated communities. Additionally, reviewing Figures V-35 and V-36 indicates that the census tracts with concentrations of female-headed households are also some of the County’s census tracts with higher cost burdens for house renters, indicating that female-headed households may be particularly susceptible to these economic impacts.

Persons 65 Years of Age or Older
Amador County’s older residents, persons 65 years of age or older, are dispersed throughout the County, as shown in Figures 22 18 and 2319. Regionally, Amador County has similar percentage of its census tracts with more senior population compared with surrounding counties, with Calaveras County has more census tracts with more than 30% of their population as senior residents, and San Joaquin County has less census tracts with high rates senior residents. Regionally, areas with higher proportions of senior residents do correspond to some of the lower opportunity areas, particularly in southern El Dorado County, eastern Amador County, and central Calaveras County but there are also areas high rates of seniors that correspond to the high and highest resource Census tracts, particularly in Amador County along the Highway 49 corridor, southern Calaveras County, and eastern Sacramento County. Regionally, lower median incomes generally correspond to areas with high and highest proportions of seniors, although there are exceptions particularly in western El Dorado County, eastern Sacramento, and southern Calaveras/northern Tuolumne Counties, All census tracts in the Amador County are comprised of populations where over 10% of residents are 65 years of age or older, with census tracts 1.01 and 4.01 in the central portion of the County having over 30% of residents that are 65 years of age or older and census tracts 3.01 and 3.04 in the west portion of the County that have 10% to 20% of residents are 65 years of age or older. All other census tracts in the County have 25 - 30% of residents that are 65 years of age or older. Among incorporated cities in the County, majority of census tracts that cover the cities of Amador, Sutter Creek, Jackson, Ione, and Plymouth have 25 to 30% or over 30% of residents that are 65 years of age or older, with only the north portion of the cities of Ione and Plymouth and the northwest portion of Jackson having less than 15% of residents that are 65 years of age or older. It is noted that these census tracts with less proportion of senior residents extend out into areas of the unincorporated County. Table II-12 in the Section II (Housing Needs) compares senior households and populations in Amador County from 2010 to 2019. In 2019, there were 6,110 households with a head of household who is 65 years of age or older, representing

41.9% of all households in Amador County. Overall, the number of households with a head of household who is 65 years or older increased by about 33.6% or 1,538 households when compared to 2010. Ione experienced the largest growth in senior households at the rate of 15.2%, compared to the rate of 10.8% countywide. The cities of Ione and Sutter Creek also experienced significant growth of senior households at the rate of 12.4%, compared to the rate of 10.8% countywide. In 2019, the unincorporated communities of the County have 11.3% of households with a head of household who is 65 years of age or older, which account for 63.8% households with a head of household in the County. Therefore, there is a need to provide affordable senior housing in these cities as well as throughout the unincorporated areas to assist the growing population of older residents in the County. Additionally, reviewing Figures V-35 and V-36 indicates that the census tracts with concentrations of senior households are also some of the County’s census tracts with higher cost burdens for house renters, indicating that senior households may be particularly susceptible to these economic impacts.

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Median Household Income
Figures V-20 and V-21 identify the 2019 median household income for Amador County. Compared with census tracts in surrounding counties, it appears that census tracts in Amador County have similar median household income. Census tracts in adjoining El Dorado and Sacramento Counties have higher percentage of census tracts with moderate to higher median household income, whereas census tracts in Calaveras County have relatively lower median household income San Joaquin County to the southwest has a range of income levels, with more moderate and high income areas than Amador County.

Correlations between median household income and specific populations is discussed in the previous sections. Areas of low income correlate with reduced access to opportunity at both the regional and local level. This is seen in the lower median income areas in El Dorado County, Amador County, Calaveras Conty, and portions of San Joaquin County. Access to opportunity, including specific types of opportunity, is discussed in greater detail in the next section.

As shown, households of different income levels are dispersed throughout the Amador County. According to HCD, the estimated median household income (AMI) for a four-person family in the State of California in 2020 was $87,100. The estimated median household income for a four-person family in Amador County in 2020 was $78,700. The majority of census block groups within the County have a median household income that is lower than $87,100. The only census block groups that have a median household income higher than the State median household income are the census block group 2 of census tract 3.01 that covers the north portion of Ione and the census block group 2 of the census tract 4.02 in the central portion of the County. The north portion of Jackson, the southwest portion of Sutter Creek, and the east portion of Ione are covered by census block groups that have a median household income between $30,000 - $55,000, below the AMI. It is noted that these census block groups extend out into areas of the unincorporated County. Table II-10 in the Section II (Housing Needs) compares families in poverty in Amador County in 2019. Overall, 612 of 9,872 families were in poverty (6.2%) in the County.

In the cities of Jackson and Sutter Creek, there were 9.5% and 7.9% families living under the poverty level, higher than the rate of 6.2% countywide. Based on the above, it appears that patterns of moderately segregated economic wealth, as indicated by median household income, do exist in Amador County, especially within the cities of Jackson and Sutter Creek.

Findings
As previously discussed, higher diversity scores indicate higher levels of segregation among those race and ethnic groups.

There generally appears to be lower diversity index scores throughout Amador County. The County has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, family status, seniors, and median household income. In some cases, as in the case of racial and ethnic integration, there are no distinguishable patterns of segregation, and the community appears to be well-integrated. However, there are patterns of isolation or segregation apparent at both the regional and local levels when considering the other characteristics, including the distribution of persons with disabilities, married households, female-headed households, seniors, and households with lower median household incomes.

The Housing Plan includes Program 4, which promotes ADU, JADU, and SB 9 units throughout the County and will increase opportunities for a variety of populations, including persons with disabilities, seniors, and households with lower median incomes. Program 9 promotes affordable and special needs housing, which would increase opportunities for all household types with an emphasis on lower income households and households with special housing needs (seniors, persons with a disability, female-headed households with children present, large families, agricultural workers, and unsheltered persons).

Program 13 affirmatively furthers fair housing and includes provisions to enhance housing mobility to assist households in being able to locate throughout the County, includes measures to by increasing housing opportunities and resources Countywide as well as in the lowest-performing areas, and to increase housing choices and affordability including identifying at least two sites to increase housing diversity.
26 207
88 88
49 16
104
4 49
88 124
12 108
26 50
Census
Tract 2.02
Census
Tract 4.02
Census
Tract 3.01
Census
Tract 3.03
Census
Tract 1.01
Census
Tract 1.02
Census
Tract 3.04
Census
Tract 2.01
Census
Tract 4.01
Census
Tract 5
Amador City
Sutter Creek
Ione
Plymouth
Jackson
Sources: U.S. Census Bureau. Map date: August 17, 2023.

FIGURE V-1: CENSUS TRACT - COUNTYWIDE
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
Census Tract Boundary
Census Block Groups within Amador County
0 1 2
Miles
±
Block Group 2
Block Group 1
Block Group 2
Block Group 2
Block Group 1
Block Group 3
Block Group 1
Block Group 1
Block Group 4
Block Group 3
Block Group 3
Block Group 1
104
88 88
49 49
49 49
Census
Tract 4.02
Census
Tract 3.03
Census
Tract 3.04
Census
Tract 2.01
Census
Tract 4.01
Census
Tract 5
Amador
City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "NeighborhoodSegregation_Tract_2019." Map date: August 17, 2023.

FIGURE V-2: CENSUS TRACT
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
Census Tract Boundary
Census Block Groups within
Amador County
0 ½ 1
Miles
±
Block Group 2
Block Group 1
Block Group 2
Block Group 1
Block Group 3
104
104
124
124
Census
Tract 3.01
Census
Tract 3.03
Census
Tract 3.04
Ione
Block Group 1
Block Group 1
Block Group 1
Block Group 3
49 Census
Census Tract 2.02
Tract 3.01
Census
Tract 2.01
Plymouth
Sources: U.S. Department of Housing and Urban Development; California Tax Credit Allocation Committee.

Map date: August 17, 2023.

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
26 49
193
51 160
65 16
104
88 89
4 4
12 108
88 124
49 99
26 80
5 50
Amador City
Sutter Creek
Ione
Plymouth
Jackson
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
Public Housing Buildings
LIHTC Projects
FIGURE V-3: HOUSING CHOICE VOUCHERS AND ASSISTED HOUSING - 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
Public Housing Buildings
LIHTC Projects
Amador City
Sutter Creek
Jackson
49 49
104
88 Sources: U.S. Department of Housing and Urban Development; California Tax Credit Allocation Committee.

Map date: August 17, 2023.

FIGURE V-4: HOUSING CHOICE VOICHERS & ASSISTED HOUSING - CITIES 0 ½ 1
Miles
±
Ione
104
88 124
Plymouth
16 49
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "NeighborhoodSegregation_Tract_2019." Map date: August 17, 2023

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

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
FIGURE V-5: NEIGHBORHOOD CONCENTRATION - 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
Neighborhood Concentration
Asian-Latinx
Asian-White
Latinx-White
Mostly Latinx
Other-White
Mostly White
3 Group Mixed
4 Group Mixed
Diverse
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
Neighborhood Concentration
Asian-Black
Asian-Latinx
Asian-White
Mostly Asian
Black-Latinx
Black-White
Mostly Black
Latinx-White
Mostly Latinx
Other-White
Mostly White
Mostly Other
3 Group Mixed
4 Group Mixed
Diverse
Unpopulated Tract
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: August 17, 2023.

FIGURE V-6: NEIGHBORHOOD CONCENTRATION
0 ½ 1
Miles
±
49 49
104
88 Amador City
Sutter Creek
Jackson
104
88 124
Ione
16 49
Plymouth

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
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
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: August 17, 2023.

FIGURE V-7: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018 - COUNTYWIDE 0 ±1 2
Miles
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
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
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: August 17, 2023.

FIGURE V-8: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018
0 ½ 1
Miles
±
104
88 124
Ione
16 49
Plymouth

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
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
Diversity Index (2010)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2010." Map date: August 17, 2023.

FIGURE V-9: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010 - COUNTYWIDE 0 ±1 2
Miles
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2010." Map date: August 17, 2023.

FIGURE V-10: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010 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
Diversity Index (2010)
Higher Diversity
70-85
55-70
40-55
Lower Diversity

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, "DisabilityPopulation_Tract_2015_19." Map date: August 17, 2023.

FIGURE V-11: PROPORTION OF POPULATION WITH DISABILITIES 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 with a
Disability
< 10%
10 - 20%
20 - 30%
30 - 40%
> 40%
No Data
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "DisabilityPopulation_Tract_2015_19." Map date: August 17, 2023.

FIGURE V-12: PROPORTION OF POPULATION WITH DISABILITIES 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 with a Disability
< 10%
10 - 20%
20 - 30%
30 - 40%
> 40%

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, "FamilyStatus_Tract_2015_19." Map date: August 17, 2023.

FIGURE V-13: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE - 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 18 Years and
Over in Households Living with
Spouse
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
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, "FamilyStatus_Tract_2015_19." Map date: August 17, 2023.

FIGURE V-14: PERCENT OF CHILDREN IN MARRIED COUPLE 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
Percent of Children in MarriedCouple Households
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
No Data
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19."
Map date: August 17, 2023.

FIGURE V-15: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS 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 Children in Married-Couple Households
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%

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, "FamilyStatus_Tract_2015_19." Map date: August 17, 2023.

FIGURE V-16: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT 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 Children in FemaleHeaded Household in which No Spouse or Partner Present is
Present
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
49 49
49 104
88 88
Amador City
Sutter Creek
Jackson
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19."
Map date: August 17, 2023.

FIGURE V-17: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT 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 Children in FemaleHeaded Household in which No Spouse or Partner Present is Present
< 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