July 21, 2026
2026 Housing Presenta tion
Presenta tion
• Existing Housing Stock & Affordability
• State Requirements for Housing Affordability
• Housing Sites and Housing Production
• Options for Meeting Housing Needs
• Consequences for Non-Compliance
Key Takeaways
• The Town is not currently on pace to meet its very-low income RHNA housing obligation.
• Less than 10% of the Town’s existing housing is affordable to moderate and lower income households.
• The Town is at risk of losing 20% of its existing affordable housing stock in the next 10 years.
• The majority of our local workforce needs housing that is affordable to moderate and lower incomes.
• If approved and anticipated projects come to fruition, the Town will likely need to identify new housing sites for meeting future RHNA needs. • There are limited housing sites available for meeting current and future housing needs.
Ex is ting Hous ing Stock & Afforda bility
Ex is ting Hous ing Stock
Source: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2021-2026.
Sacramento, California, May 2026
694
(51%)
171
(12%)
106 (8%)
103 (8%)
298
(22%)
Single-Family Home
Condominiums /
Townhomes
Multi-Family: 2 to 4
Units
Multi-Family: 5 or
More Units
Mobile Homes
There are currently 1,372 existing housing units in the Town of Yountville.
Housing Costs
Median cost of a single-family home in Yountville: $1.35 – $1.7 million • Annual income required to afford a single-family home: $365,000 - $515,0001 Median cost to rent an apartment in Yountville
o 1 bedroom: $2,300 - $3,000 per month
o 2 bedroom: $4,000 - $6,000 per month
Annual income required to afford an apartment2
o 1-bedroom low end: $85,000
o 1-bedroom high end: $108,000
o 2-bedroom low end: $151,000
o 2-bedroom high end: $212,000
1 Based on housing costs not exceeding 28% of gross income. 2 Based on rent not exceeding 30% of gross income.
*Source: Redfin.com, Homes.com and Zillow.com averages.
Afforda bility of Ex is ting Hous ing Stock
Source: Town of Yountville
Of the 1,372 existing housing units in the Town, 100 (7%) are deed-restricted to be affordable to moderate- and lower-income households. 1,272
(93%)
42 (3%)
45 (3%) 13
(1%) Unrestricted Market Rate Units
Deed-Restricted Moderate-Income Units
(80 to 120% of Area Median Income)
Deed-Restricted Low-Income Units
(50 to 80% of Area Median Income)
Deed-Restricted Very-Low Income Units
(<50% of Area Median Income)
W h a t A fforda ble Hou s in g Look s Lik e in Y ou n tv ille Arroyo Grande Villas – Lower Income Hopper Creek Apartments – Lower and Moderate Income Mount Avenue Cottages – Lower Income Washington Park – Moderate Income Loc a tions of Ex is tin g Deed Res tric ted A fforda ble Un its Afforda ble Units a t Ris k of Conv erting to Ma rk et Ra te Source: Town of Yountville
20% of the 100 deed-restricted affordable housing units in Yountville is at risk of converting to market rate in the next 10 years.
Not at Risk of Converting
Deed-Restricted Moderate-Income Units
(36% of Total)
Deed-Restricted Low-Income Units
(9% of Total)
Deed-Restricted Very-Low Income Units
(8% of Total)
80 15
4 1
Sta te Requirem ents for
Housing Afforda bility
Pla nning Contex t - Sta te Housing Crisis
California faces a severe and persistent housing shortage driven by decades of restrictive zoning policies, high construction costs, and limited housing production.
The state has experienced skyrocketing home prices and rents that have made housing unaffordable for millions of residents across income levels. The supply of housing in California has not kept up with demand, especially affordable housing as prices continue to rise.
Over the past 10 years, the state legislature has passed more than 200 laws addressing various aspects of the housing challenge.
New state laws have made it harder for cities to restrict housing development.
Legis la tiv e A c tion s to Stim u la te Hou s in g Pr odu c tion Housing Crisis Act of 2019 (SB 330) prevents cities from reducing the intensity of housing development on land where housing is allowed and from imposing or enforcing new subjective design standards after January 1, 2020.
Certain housing projects may be built "by right” in some locations without discretionary approval (SB 35, AB 2011, etc.)
Reforming the California Environmental Quality Act (CEQA) to reduce review timelines for housing projects.
Expediting project approvals and permitting through streamlined review times. Allowing diverse housing solutions like increasing housing density through multi-family and infill development near transit and streamlining accessory dwelling units (ADUs) approvals.
Loc a l Pla n n in g - Hous ing Elem ent
Under California law, every city and county must adopt and maintain a Housing Element as one of the required elements of its General Plan. The Housing Element serves as the community's long-term strategy for meeting existing and projected housing needs for all income levels. Unlike the other General Plan elements, it must be updated on a stateestablished schedule and reviewed for compliance by the California Department of Housing and Community Development (HCD).
Loc a l Pla n n in g - Hous ing Elem ent
Key Components of a Housing Element:
• Housing Needs Assessment – Analyze existing and projected housing needs based on population, household, employment, and demographic trends.
• Housing Inventory and Conditions – Evaluate the community's existing housing stock, including age, condition, affordability, vacancy rates, and special housing needs. • Sites Inventory (Adequate Sites Analysis) – Demonstrate that sufficient land is available, with appropriate zoning and development capacity, to accommodate the jurisdiction's share of regional housing needs (its Regional Housing Needs Allocation, or RHNA) for all income levels. • Conservation and Preservation – Include strategies to preserve affordable housing, prevent displacement where appropriate, and maintain the existing housing stock. • Programs and Policies – Establish specific actions the jurisdiction will undertake to facilitate housing production, preserve existing housing, remove barriers, and promote fair housing. • Implementation and Monitoring – Commit to measurable programs with timelines and responsible parties, and report annually on implementation progress to HCD.
Regiona l Housing Needs Alloca tion (RHNA)
The Regional Housing Needs Allocation (RHNA) process is California's method for determining how much housing is needed statewide and assigning responsibility for planning for that housing among cities and counties. The process is intended to ensure that every community plans for its fair share of housing at all income levels and supports statewide housing goals.
The California Department of Housing and Community Development (HCD) determines the total number of housing units needed for each region over an eightyear planning period based on projected population growth, existing housing shortages, overcrowding, cost burdens, vacancy rates, and other housing needs. The regional “Council of Governments” (COG) then allocates those housing numbers to specific cities and counties.
RHNA Process
• Regional Housing Need Allocation – Every eight years the Association of Bay Area Governments develops a methodology to allocate the region's housing need among its cities and counties, subject to HCD review. • Income Categories – Each city and county in the Bay Area receives its housing allocation in four income categories: Very Low Income; Low Income; Moderate Income; and Above Moderate Income. • Housing Element Update – Each city and county must then update its Housing Element to demonstrate it has sufficient appropriately zoned land and policies to accommodate its RHNA allocation. • Planning, Not Construction – RHNA does not require a city to build housing or guarantee that housing will be constructed. Instead, it requires jurisdictions to remove unreasonable barriers, maintain adequate zoning capacity, and adopt programs that facilitate housing development. *Lack of production can lead to HCD requiring more aggressive programs.
• Compliance and Enforcement – HCD reviews Housing Elements for compliance. Jurisdictions without a compliant Housing Element may face legal challenges, reduced eligibility for certain state funding programs, and potential enforcement actions under California housing laws.
Yountville’s Current RHNA Alloca tion
INCOME CATEGORY
2023-2031
RHNA
(UNITS)
PERCENT OF
RHNA
Very Low (<50% of Area Median Income) 19 26%
Low (50 to 80% of Area Median Income) 11 15%
Moderate (80 to 120% of Area Median Income) 12 17%
Above Moderate (>120% of Area Median Income) 30 42%
TOTAL: 72 100%
Hou s eh old A n n u a l In c om e Lim its
2026 Napa County Annual Income Limits Effective 6/1/2026 Es tim a ted In c om e Lev els of Loc a l W or k for c e
OCCUPATION
ESTIMATED
ANNUAL INCOME
ESTIMATED
MONTHLY
INCOME
INCOME
LEVEL
Hotel Maids & Housekeepers $45,120 $3,760 Very Low
Hospitality Manager $87,974 $7,331 Low
Retail Sales Person $37,918 $3,160 Very Low
Home Health & Personal Care Aids $32,885 $2,740 Very Low Registered Nurse $137,259 $11,438 Moderate
Fire Fighter $112,587 $9,382 Moderate
Town Wastewater Operator $75,816 $6,318 Low
Town Staff-Level Supervisor or Manager $99,828 $8,319 Moderate Tasting Room Associate* $70,000 $5,833 Very Low
Farmworkers & Laborers $36,587 $3,049 Very Low
Sources: Generation Housing, ZipRecruiter, Indeed, Town of Yountville. * Note: May include tips and other sales compensation.
Housing Sites a nd
Housing Production
Housing Site Ana ly sis
Under California Housing Element Law, the site analysis is one of the most important components of the Housing Element.
The site analysis must convincingly demonstrate to HCD that the jurisdiction has a realistic and legally adequate inventory of land capable of accommodating its RHNA during the planning period—not merely enough land on paper, but sites that are likely to develop at the densities and affordability levels assumed in the Housing Element.
Housing Site Ana ly sis
A site analysis must identify sufficient land to accommodate the jurisdiction's entire RHNA by income category, including vacant sites and, where appropriate, nonvacant sites with realistic redevelopment potential. • Site Suitability: Evaluate whether each site is physically suitable for residential development, considering factors such as:
o Parcel size and configuration
o Topography
o Environmental constraints
o Availability of utilities and public services
o Surrounding land uses
• Appropriate Zoning:
o Demonstrate that zoning allows residential development at densities sufficient to accommodate the assigned income category.
o Analyze development standards to ensure they do not unduly constrain housing production.
Housing Site Ana ly sis
• Realistic Development Capacity:
o Estimate the number of housing units each site can reasonably accommodate using realistic assumptions rather than theoretical maximum density.
o Consider market conditions, parcel characteristics, existing development, and likely project types. • Likelihood of Development:
o Demonstrate that sites are likely to develop during the Housing Element planning period. o For sites with existing uses, provide evidence that redevelopment is feasible, such as underutilization, market trends, owner interest, or redevelopment history. Additional statutory requirements apply when relying on nonvacant or previously identified sites.
NOTES:
o Sites can be used in multiple Housing Elements, however, state law and HCD impose increasingly stringent requirements when a site is reused. For instance, when a non-vacant site is used in two consecutive Housing Elements, residential development becomes by-right if a project contains 20% affordable units. o HCD closely reviews sites that have appeared repeatedly without producing housing, especially for lower-income RHNA, and often imposes requirements upon those sites (i.e., rezoning, changes to development standards, timelines for alternative site selection, etc.)
Hous ing Opportunity Sites & RHNA Projections
Site # Location Acreage
Total Realistic
Capacity (80%)
Income Breakdown
Lower Moderate Above Moderate
1* Weber and Washington (French
Laundry Garden)
1 acre assumed for
development
16 16 0 0
2* 6406 Washington Street
(Catholic Church Site)
2.3 acres assumed
for development
72 24 24 24
3 Humboldt Street (parcel east of
2008 Humboldt)
.12 1 0 0 1
4 Humboldt Street (part of
approved MU project)**
.14 2 0 0 2
5 Humboldt Street (part of
approved MU project)**
.12 1 0 0 1
6 6902 Jefferson Street .34 1 0 0 1
Total 93 40 24 29
*Subject to by-right requirements under California Government Code Section 65583.2(c). **5 units included as part of approved project.
Hous ing Elem ent Opportunity Sites
WASHINGTON & WEBBER
(French Laundry Garden)
• HOUSING ELEMENT SITE #1
• ACRES: 1.0
• REALISTIC CAPACITY: 16 units
• INCOME LEVEL: LOWER
NOTE: Site will not be able to be included as a
housing opportunity site in Town’s next
Housing Element Update.
Hous ing Elem ent Opportunity Sites
6406 WASHINGTON STREET
(Catholic Church Site)
• HOUSING ELEMENT SITE #2
• ACRES: 2.3
• REALISTIC CAPACITY: 72 units
• INCOME LEVELS:
o Lower Income Units = 24
o Moderate Income Units = 24
o Above-Moderate Units = 24
NOTES:
1. Application for development
of larger property may be
submitted this Fall.
Hous ing Elem ent Opportunity Sites
HUMBOLDT STREET
(Humboldt Street Mixed-Use)
• HOUSING ELEMENT SITE #’s 3, 4 & 5
• ACRES: 0.38
• REALISTIC CAPACITY: 4 units
• INCOME LEVELS:
o Above-Moderate Units = 4
NOTES:
1. 5-unit project approved in 2025. Included 1
additional lower income unit.
Hous ing Elem ent Opportunity Sites
6902 JEFFERSON STREET
• HOUSING ELEMENT SITE #6
• ACRES: 0.34
• REALISTIC CAPACITY: 1 unit
• INCOME LEVEL: ABOVE MODERATE
Housing Production a nd RHNA Progress
RHNA Obligation
(72 Units)
Approved Units
(16 Units)
Built Units
(13 Units)
UNITS
INCOME LEVEL
1 3
5 4
1 3
2 10
19 11
12 30
0 5 10 15 20 25 30 35
Very Low
Low
Moderate
Above Moderate
Chart Title
0 5 10 15 20 25 30 35
Above-Moderate
Moderate
Low
Very-Low
0 10
20 30
40 50
60 70
80 2024 2025 2026 2027 2028 2029 2030 2031
NEW RESIDENTIAL UNITS
NEEDED FOR RHNA
COMPLIANCE
72 Units
A c tua l & Projec ted Res identia l Grow th: 2024 - 2031
ACTUAL &
PROJECTED
44 Units
Options for Meeting Housing Needs
Consequences for Non - Com plia nce
Options for Accom m oda ting RHNA
Other Options for Accommodating Town’s RHNA Obligation:
• Deed Restrict Existing Residential Units. Record deed restriction on title of existing multifamily residential units for a 55-year period requiring the unit to be sold or rented to Moderate- and Lower-Income households.
o Requires willing property owner
o Requires annual reporting and compliance monitoring
o Cannot count towards more than 25% of RHNA need per income level • Increased ADU production.
o Requires willing property owner and property owner investment o Some properties may be constrained due smaller lot size, limiting detached ADUs, requiring conversion of interior space or adding a second story. • Rezoning. Rezone vacant and underutilized parcels to allow for increased residential densities or rezone non-residential properties for residential use. o Limited number of larger vacant and/or underutilized properties in Town.
V a c a n t & Un der u tilized Res iden tia l La n d - South
1.5 AC
12.4 AC
V a c a n t & Un der u tilized Res iden tia l La n d – Central +/- 4.0
AC
V a c a n t & Un der u tilized Res iden tia l La n d – North
32.5 AC
Consequences of not m eeting Sta te requirem ents
• Identify Additional Housing Sites. State may require General Plan and Zoning Amendments to create additional housing sites and/or require amendments to the Town’s Zoning standards to increase residential densities/development potential of properties. • Decertification of Housing Element. If a Housing Element is decertified by HCD, qualifying housing developments may be approved even if they do not comply with General Plan or zoning regulations. In effect, the state removes some local control over land use as a consequence of the city's noncompliance.
o Requirement: at least 20% of units for lower-income households o CEQA still applies as do health and safety requirements • Loss of State Funding Opportunities. Inability to obtain state funding under certain programs (housing and infrastructure related funding programs that require a compliant Housing Element).
• Litigation. Initiated by the Attorney General to compel compliance and/or levy fines. Court may suspend Town’s authority to issue building permits or grant zoning changes, variances, or subdivision map approvals.
Conclusions
• The Town is not currently on pace to meet its low-income housing obligation. • Less than 10% of the Town’s existing housing is affordable to moderate and lower income households.
• The Town is at risk of losing 20% of its existing affordable housing stock in the next 10 years.
• The majority of our local workforce needs housing that is affordable to moderate and lower incomes.
• If approved and anticipated projects come to fruition, the Town will likely need to identify new housing sites for meeting future RHNA needs. • There are limited housing sites available for meeting current and future housing needs.
QUESTIONS?