HomeMy Public PortalAboutAmerican Canyon Draft Housing Element Public Review Draft September 2022
Housing
State law recognizes the vital role local governments fulfill in the supply and affordability
of housing. State Law requires the American Canyon City Council to adopt a
comprehensive, long-term General Plan for the physical development of the city. One of
the seven mandated elements of the General Plan, the Housing Element is the City's key
plan for addressing housing needs in through 2031.
September 2022
3
3.HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-1
Organization of the Housing Element
Background Report
Published under separate cover, the 2023 Housing Element Background Report provides data and analysis that informs
the 2023 Housing Element Policy Document (herein called the Policy Document). Sections of the Background Report
include:
•Needs Assessment: an assessment of demographic, and economic trends, as well as a discussion of projected
housing needs through 2031.
•Sites Inventory and Analysis: identifies residential capacity to meet the identified housing needs for all income
levels.
•Constraints on Housing: identifies governmental and non-governmental constraints to residential
development.
•Affirmatively Furthering Fair Housing (AFFH): analyzes fair housing data and issues in the City to proactively
further fair housing.
•Other Requirements: summarizes public outreach effort, General Plan consistency, and other requirements.
•Evaluation of the Previous Element: describes housing production in the 5th Housing Element Cycle (2015-
2022) and evaluates the effectiveness of implementation programs.
Policy Document
The Policy Document establishes the City's housing action plan for the 6th Cycle Housing Element (2023-2031). The
Policy Document includes nine goal statements. Under each goal statement are policies to help the City achieve that
goal. Implementation programs, listed at the end of the Policy Document, describe the specific actions the City will take
to achieve its housing goals. The implementation programs also identify the City agencies or departments with primary
responsibility for carrying out the program and the time frame to accomplish the program.
The following definitions describe the nature of goals, policies, implementation programs, and quantified objectives as
they are used in the Policy Document:
•Goal: The ultimate purpose for an effort that the City wants to achieve.
•Policy: A specific guideline for actions with a directive to achieve a goal.
•Implementation Program: An action, procedure, program, or technique that carries out the policy.
Implementation programs specify primary responsibility for carrying out the action and an estimated
timeframe for its accomplishment. These timeframes are general guidelines and may be adjusted based on City
staffing and budgetary considerations.
•Quantified Objective: The number of housing units the City expects to be constructed, conserved, or
rehabilitated; or the number of households the City expects will be assisted through Housing Element programs
H-2 | American Canyon Housing Element Policy Document, Public Review Draft
and based on general market conditions during the eight-year Housing Element timeframe (January 31, 2023,
to January 31, 2031).
Goals and Policies
Goal H-1: Housing Supply
Provide sufficient residential land with adequate infrastructure to accommodate the City’s Regional Housing Needs
Allocation (RHNA), and facilitate mobility within the ownership and rental markets. (Existing Goal 2A)
H-1.1 Sufficient Lower-Income Capacity. Designate sufficient vacant land and underutilized sites with
maximum densities to facilitate housing development affordable to lower-income households. (Existing
Policy 2.1.1 modified)
H-1.2 Zoning Capacity. Maintain adequate capacity to accommodate the City’s Regional Housing Needs
Assessment (RHNA) allocation for all income categories throughout the planning period. (New Policy)
H-1.3 Existing Residential Capacity. Protect residentially designated sites from reclassification to
nonresidential designations or downzoning to lower densities. (Existing Policy 2.1.2)
H-1.4 Infrastructure Facilitation. Ensure infrastructure needed to support anticipated residential
development is evaluated in the development review process and funded to ensure continuation and
integration of all public services. (Existing Policy 2.1.3 modified)
H-1.5 Adequate Infrastructure. Continue to assess development fees, assessment districts, and alternative
financing methods to fund adequate infrastructure for residential development. (Existing Policy 2.1.4
modified)
H-1.6 Constraints to Housing Production. Identify and remove governmental constraints to housing
production, where feasible. (New Policy).
Goal H-2: Balance of Housing Types
Provide a range of housing types within the community to accommodate a variety of incomes and lifestyles, and enable
residents to remain in American Canyon throughout their lives. (Existing Goal 2B)
H-2.1 Diversity of Housing Types. Promote a diversity of housing types, including large-lot development,
single family detached and attached residences, mobile homes, manufactured homes, townhomes,
multi-family rental and ownership units, accessory dwelling units, and units combined with
nonresidential uses. (Existing Objective 2.2)
H-2.2 Housing Type Flexibility. Allow flexibility in the type of units developed on vacant, residentially
designated properties in master-planned communities and other planned developments. (Existing
Policy 2.2.1)
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American Canyon Housing Element Policy Document, Public Review Draft | H-3
H-2.3 Housing Incentives. Support development of affordable housing by offering development incentives
on a case- by-case basis. (New Policy)
H-2.4 Housing and Supportive Services. Support housing and supportive services for extremely low-income
households and special groups, such as the elderly, persons with disabilities (including developmental
disabilities), large families, single-parent households, and those in need of temporary shelter. (New
Policy)
H-2.5 Large Project Housing Mix. Require larger projects to include a mix of housing types. (Existing Policy
2.2.2)
H-2.6 Mixed Use Development. Encourage development of residential uses in association with compatible
nonresidential uses in commercial zones. (Existing Policy 2.2.3)
H-2.7 Accessory Dwelling Units. Consistent with State Law, facilitate streamline approvals of accessory
dwelling units in all residential and mixed-use zones. (Existing Policy 2.2.4, modified)
H-2.8 Accessory Dwelling Units. Continue with the partnership with the Napa Sonoma ADU Center or
equivalent non-profit organization that provides resources to homeowners to construct and operate
accessory dwelling units. (New Policy)
H-2.9 Missing Middle Housing. Encourage development of missing middle and workforce housing
appropriate for households with incomes between 80 and 140 percent of the median household
income. (New Policy)
Goal H-3: Livable Neighborhoods
Create neighborhoods that have a high degree of livability and protect existing neighborhoods from the adverse effects
of development. (Existing Goal 2C)
H-3.1 Residential Design. Promote residential design that is functional, people- and pedestrian-oriented,
aesthetically pleasing, and contributes to a sense of community through the sensitive arrangement of
buildings, open space (public and private), and circulation (vehicular and pedestrian). (Existing
Objective 2.3, partial)
H-3.2 Neighborhood Impacts. Ensure that new development evaluates and mitigates significant adverse
impacts on privacy, noise levels, and traffic. (Existing Policy 2.3.2 modified)
H-3.3 Complementary Design. Establish objective design standards (e.g., scale, street and circulation design,
architectural elements) that complement and respect existing residential neighborhoods. (Existing
Policy 2.3.3 modified)
H-3.4 Older Neighborhood Infrastructure. Through the Capital Improvement Program, as a social justice
program measure maintain infrastructure of older neighborhoods in good condition. (Existing Policy
2.4.2 modified)
H-4 | American Canyon Housing Element Policy Document, Public Review Draft
H-3.5 Adequate Facilities and Services. As a social justice program measure, establish, evaluate, and
maintain an adequate level of community facilities, and municipal services throughout the community.
(Existing Policy 2.4.3, modified)
H-3.6 Transit Services. Actively participate with Napa Valley Transportation Authority program development,
including Transit Route Updates as they occur to encourage transit improvements to VineGo and
American Canyon Transit. (New Policy)
Goal H-4: Housing Maintenance and Rehabilitation
Maintain and improve the condition of the existing housing stock. (Existing Goal 2D)
H-4.1 Fire Hazards. Through grant funds for low- and moderate-income households, reduce fire hazards and
correct unsafe living conditions. (Existing Policy 2.5.1 modified)
H-4.2 Neighborhood Rehabilitation. Support rehabilitation in older residential neighborhoods and low
resource areas. (Existing Policy 2.5.2)
H-4.3 Rehabilitation Assistance. Subject to the availability of funds, continue to offer rehabilitation and
home improvement loans to qualified households. (Existing Policy 2.5.3, modified)
H-4.4 Living Conditions. Promote programs that improve the overall quality and conditions of existing
housing in American Canyon with an emphasis on housing that is affordable to lower-income
households. (New Policy)
H-4.5 Code Enforcement. Evaluate opportunities for comprehensive neighborhood improvements, including
focused code enforcement and neighborhood clean-up days, and implement such activities as
warranted. (New Policy)
H-4.6 Housing Balance. Promote a balance of rental and affordable ownership housing. (New Policy)
Goal H-5: Affordable Housing
Address the housing needs of all economic segments of the existing and future community, including the City's fair share
of the regional housing need. (Existing Goal 2E)
H-5.1 Inclusionary Housing. Encourage residential developments to incorporate a minimum of 15%
affordable units, including units affordable to extremely low-income households. (New Policy)
H-5.2 Housing Choice Vouchers. Continue to support County efforts to preserve and expand rental assistance
programs for extremely low-income households, including the Housing Choice Voucher Program. (New
Policy)
H-5.3 First Time Homebuyers. Encourage development of affordable ownership housing for first-time
homebuyers. (New Policy)
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H-5.4 Home Ownership Assistance. Pursue state and federal funding sources to provide fair home purchase
options to lower- and moderate-income households. (New Policy)
H-5.5 Home Ownership Assistance. Collaborate in regional efforts to pursue funding, such as mortgage
revenue bonds and Mortgage Credit Certificates, for homeownership assistance programs. (New
Policy)
H-5.6 Affordable Housing Preference. Give highest priority in the processing and approval of projects that
include housing affordable to extremely low-, very low-, and low-income households. (Existing Policy
2.6.1)
H-5.7 Expedited Approvals. Expedite decisions on housing projects to the extent feasible by minimizing the
discretionary aspects of project review through implementation of objective development standards.
(Existing Policy 2.6.2, modified)
H-5.8 Affordable Housing Incentives. Provide regulatory and financial incentives to offset costs associated
with development of housing that is affordable to lower-income households. Such incentives could
include but are not limited to: density bonuses; use of the City's Affordable Housing Fund; below-
market price for City-owned land; expedited permit processing; waived, reduced, or deferred fees;
and/or negotiation of alternative development standards. (Existing Policy 2.6.3)
H-5.9 Affordable Rental Housing Preference. Prioritize affordable housing consistent with the City’s
Affordable Housing Preference Policy (Resolution 2007-46 and Resolution 2007-48). (Existing Policy
2.6.4 modified)
H-5.10 Affordable Housing Assistance. Use federal, state, local, and private funding assistance, to the extent
that these opportunities exist, to encourage development of affordable housing. (Existing Policy 2.6.6
modified)
H-5.11 Affordable Housing Expertise. Continue to obtain affordable housing expertise by partnering with the
Housing Authority for the City of Napa (HACN) or other agency with expertise in affordable housing
programs and administration. (New Policy)
H-5.12 Non-profit Housing Developer Coordination. Strive to fully use the resources and abilities of nonprofit
housing corporations to provide and construct affordable housing. (Existing Policy 2.6.7 modified)
H-5.13 Inclusionary Housing Ordinance. Implement the inclusionary housing ordinance to increase
production of new residential units affordable to lower-income households. (Existing Policy 2.6.8,
modified)
H-5.14 Affordable Housing Nexus Fee. Continue to implement and update as necessary the Affordable
Housing Nexus fee to generate local funding for affordable housing. (Existing Policy 2.6.9 modified)
H-5.15 Employee Housing. Explore possible programs, partnerships, incentives, and/or requirements for
increasing employee housing close to major employers in American Canyon. (Existing Policy 2.6.10
modified)
H-6 | American Canyon Housing Element Policy Document, Public Review Draft
H-5.16 Surplus Public Land. Ensure compliance with the State Surplus Land Act is implemented in accordance
with the Resolution 2017-21. (New Policy)
Goal H-6: Preservation of Affordability
To p reserve the City's existing affordable housing stock and ensure the long- term affordability of subsequent affordable
units. (Existing Goal 2F)
H-6.1 At-Risk Housing. Endeavor to preserve income-restricted affordable housing in the City that is at-risk
of converting to market-rate. (New Policy)
H-6.2 Subsidized Housing Preservation. Preserve the affordability of subsidized rental housing to extremely
low-, very low-, and low-income households. (Existing Policy 2.7.1, modified)
H-6.3 Affordable Unit Replacement. Require applicants to replace housing as a condition of development
approval when discretionary development applications convert or remove housing units occupied by,
and are affordable to, very low- or low-income households. (Existing Policy 2.7.2, modified)
H-6.4 Rental Housing Conversion. Limit the conversion of apartments to ownership units through the Rental
Housing Conversion Ordinance (Municipal Code Chapter 18.32). (Existing Policy 2.7.3)
H-6.5 Mobile Home Park Protection. Protect mobile home park residents from involuntary displacement and
unreasonable rent increases. (Existing Policy 2.7.4)
H-6.6 Affordable Housing Resale and Rental Controls. Impose resale or rent controls for not fewer than 55
years on all units that receive City financial assistance or affordable housing density bonuses. (Existing
Policy 2.7.5 modified)
H-6.7 Affordable Housing Constraints. Identify and address nongovernmental constraints on development
of affordable housing. (New Policy)
Goal H-7: Housing for Special Needs
To p romote housing opportunities for those with special housing needs, including seniors, extremely low-income
households, persons with a disability, large households, farmworkers, non-English speakers, single parent and female-
headed family households, and persons experiencing homelessness. (Existing Goal 2G, modified)
H-7.1 Special Needs Housing. Address the physical, financial, and supportive service housing needs of
households with special housing needs. (Existing Policy 2.8.1, modified)
H-7.2 Units for Large Households. Encourage the construction of rental units containing adequate numbers
of bedrooms to accommodate large households with children. (Existing Policy 2.8.2)
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H-7.3 Senior Housing. Encourage development, rehabilitation, and preservation of senior housing,
particularly in areas that are accessible to public transit, commercial services, and health and
community facilities. (Existing Policy 2.8.3)
H-7.4 Reasonable Accommodation. Provide reasonable accommodation for persons with disabilities.
(Existing Policy 2.8.4)
H-7.5 Accessible Units. Encourage development of housing units accessible to seniors and people with
disabilities, including developmental disabilities. (Existing Policy 2.8.5)
H-7.6 Farmworker Housing. Support adequate, safe, and secure housing for farmworkers in the region.
(Existing Policy 2.8.6, modified)
H-7.7 Residential Care Home Conditions. Support the efforts of State and local agencies to achieve and
maintain acceptable living conditions in residential care homes. (Existing Policy 2.8.7)
H-7.8 Constraints to Special Needs Housing. Remove governmental constraints on the production of special
needs housing. (New Policy)
H-7.9 Persons Experiencing Homelessness. Support the efforts of local agencies in preventing homelessness
and providing housing for the homeless. (Existing Policy 2.8.9)
H-7.10 Emergency and Transitional Housing. Facilitate development of emergency and transitional shelters.
(Existing Policy 2.8.10)
Goal H-8: Affirmatively Furthering Fair Housing
To maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of
economic segregation and discrimination based on age, sex, race, sexual orientation, religion, familial status, ethnic
background, or disability. (New Goal)
H-8.1 Equal Housing Opportunities. Encourage and support the enforcement of laws and regulations
prohibiting discrimination in the sale, rental, or financing of housing based on race, color, ancestry,
religion, national origin, sex, sexual orientation, gender identity, age, disability/medical conditions,
familial status, marital status, source of income, or any other arbitrary factor.
H-8.2 Reasonable Accommodation. Continue to accommodate persons with disabilities who seek
reasonable waiver or modification of land use controls and/or development standards pursuant to
procedures and criteria set forth in the Zoning Code consistent with the City’s adopted policies and any
new policies as they may occur.
H-8.3 Fair Housing Enforcement. Assist in the enforcement of fair housing laws by providing support to
organizations that can receive and investigate fair housing allegations, provide outreach and education
regarding fair housing rights, monitor compliance with fair housing laws, and refer possible violations
to enforcing agencies.
H-8.4 Special Needs Housing. Encourage development of housing affordable to lower-income households
and housing for special needs groups throughout the community.
H-8 | American Canyon Housing Element Policy Document, Public Review Draft
H-8.5 Information Outreach. Provide information to the public on available housing, housing affordable to
lower-income households, and special needs housing through the City’s public information channels.
H-8.6 Public Investments. Ensure public investments are equitably distributed throughout the community.
(New Policy)
H-8.7 AFFH Consideration. Ensure that all housing-related decisions are consistent with the City’s
commitment to affirmatively further fair housing. (New Policy)
H-8.8 Housing Complaints. Report complaints of unfair housing actions to the appropriate agencies. (Existing
Policy 2.9.1)
H-8.9 Fair Housing Service Providers. Support regional service providers in providing fair housing outreach
and enforcement. (Existing Policy 2.9.2, modified)
H-8.10 Active Leadership. Provide an active leadership role in fulfilling the programs of the Housing Element.
(Existing Policy 2.11.1)
H-8.11 Universal Design. Encourage design which supports aging in place (such as universal design) in new
development.
Goal H-9: Energy Conservation and Sustainable Development
To e ncourage sustainable residential development and energy conservation in new and existing housing. (Existing
Goal 2H)
H-9.1 Energy Conservation. Promote the use of energy conservation features in existing homes and the
design of new residential development. (Existing Objective 2.10)
H-9.2 Sustainable Development. Encourage sustainable development and ensure, at a minimum, that the
design of development is 15% more efficient than State laws regarding energy conservation and seek
amendments to the zoning code that further reductions in automobile use and associated decreases
in Vehicle Miles Travelled (VMT). (Existing Policy 2.10.1 modified)
H-9.3 Tree Planting. Promote tree planting in residential areas to provide cooling during the summer months.
(Existing Policy 2.10.2)
H-9.4 Energy Saving Innovations. Encourage innovative site designs that incorporate passive and active solar
designs and natural cooling techniques. (Existing Policy 2.10.3, modified)
H-9.5 Weatherization and Energy-Efficiency Retrofitting. Support weatherization and retrofit projects for
existing housing units that fall below current state performance standards for energy efficiency.
(Existing Policy 2.10.5)
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American Canyon Housing Element Policy Document, Public Review Draft | H-9
Implementation Programs
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
A No-Net-Loss Evaluation
Procedure
Ensure sufficient
residential capacity is
maintained to
accommodate the
RHNA by continuing to
implement an ongoing
(project-by-project)
evaluation procedure
pursuant to
Government Code
Section 56863. The
outcomes of monitoring
shall be described in
the City’s annual
housing reports
submitted to HCD as
required pursuant to
GC Section 65400.
(Source: Existing
Program I.2.1,
modified).
Maintain a supply of
developable land
adequate to
accommodate the
RHNA.
H-1.1
H-1.2
H-1.3
H-8.7
H-8.10
Community
Development
Department
General
Fund
Annually
H-10 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
B Available Sites
Inventory
The City will prepare
and maintain publicly
available sites inventory
that allows developers
to understand suitable
sites by household
income level. The City
will monitor the status
of current development
projects listed as credits
toward RHNA capacity
and will remove and
replace units assumed
on sites if development
within the planning
period becomes
infeasible.
The City will consider
the need to
affirmatively further
fair housing in the
inventory sites by
designating sites for
lower- and moderate-
income households in
the western portion of
the city.
The City will monitor
progress toward
program objectives and
implement additional
measures as necessary
if the metrics are not
being met. (Source:
Existing Program I.2.2,
modified)
Identify housing sites
suitable to
accommodate 622
housing units:
•Very low income:
169 units
•Low-income: 109
units
•Moderate-income:
95 units
•Above moderate-
income: 249 units
Maintain a publicly
available inventory of
parcels on the City
website that meet the
requirements of
Government Code
Section 65583.2(c).
Provide sites
appropriate for
affordable housing in
low density and higher
income areas to
proactively work to
overcome
concentrations of
lower- and moderate-
income earning
populations.
H-1.1
H-1.3
H-8.7
H-8.10
Community
Development
Department
General
Fund
Publicly available
inventory on City
website: 2023
Update sites
inventory: annual
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American Canyon Housing Element Policy Document, Public Review Draft | H-11
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
C Municipal Code
Updates
The City will amend the
Municipal Code to:
• Allow low barrier
navigation centers for
compliance with
Government Code
Sections 65660 and
65668 (AB 101).
• Allow small
residential care
facilities in the RRH
zone in compliance
with California
Government Code
Section 65583.
• Define and create a
process to permit
large residential care
facilities.
• Update Chapter 19.27
(Density Bonus) for
compliance with
California
Government Code
Sections 65915
through 65918.
• Define and allow
manufactured
housing subject only
to the restrictions of
single-family uses.
• Update FAR standards
in the CN and CC
zoning districts to
allow a minimum of
1.0 for projects with
three to seven units
or 1.25 for projects
with eight to 10 units.
• Update standards
related to transitional
and supportive
housing for
compliance with AB
2162.
• Remove the
conditional use
permit requirement
for large farm
employee housing in
the CC district.
Provide zoning for a
variety of housing
types.
Identify and remove
constraints to housing
production.
Evaluate and update
existing zoning to
ensure compliance with
State-mandated
streamlining
requirements (ADUs,
area planning, and
objective design
standards) to address
disproportionate
housing needs and
disparities in access to
opportunity related to
land use and zoning
issues.
H-1.6
H-3.3
H-7.5
H-7.6
H-7.8
H-7.9
H-7.10
H-8.1
H-8.2
H-8.4
H-8.7
H-8.10
Community
Development
Department
General
Fund
State and
regional
grant
funding
Update Municipal
Code within three
years of Housing
Element adoption
(by January 2026).
H-12 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
•Revise Chapter 19.41
(Design Permits) to
limit subjectivity in
review and approval
of housing
developments and
provide objective
design standards for
developments
protected by the
Housing
Accountability Act
under Government
Code Section 65589.5
(Source: New
Program).
D General Plan Update
The City will update the
General Plan for
consistency with the
2023-2031 Housing
Element Update and for
State law compliance.
As part of this update,
the City will remove
growth limits
established within the
General Plan Land Use
Element. (Source: New
Program)
Compliance with State
law.
Identify and remove
constraints to housing
production.
H-1.5
H-1.6
H-2.3
H-2.6
H-2.7
H-2.8
H-8.7
H-8.10
Community
Development
Department
General
Fund
State and
regional
grant
funding
Remove growth
limits within three
years of Housing
Element adoption
(by January 2026).
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American Canyon Housing Element Policy Document, Public Review Draft | H-13
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
E Missing
Middle/Workforce
Housing
The City will review and
amend the zoning
ordinance and
applicable development
standards to encourage
and promote missing
middle-density housing
types (e.g., triplexes,
courtyard buildings,
townhomes, live/work)
to create a diversity of
housing types and
densities to reduce
displacement pressures
on residents overpaying
for housing.
Specifically, the City will
evaluate and revise, as
necessary, lot sizes,
setbacks, height, and
parking requirements
to encourage
development of missing
middle housing,
particularly in moderate
and high resource areas
and low-density
residential zones. (New
Program)
Revise zoning standards
to encourage missing
middle housing by
2026.
Provide informational
materials about missing
middle housing
development and
related zoning code
revisions in multiple
languages on the City
website.
Enhance housing
mobility and housing
choice, encourage
development of a
variety of missing
middle housing types in
infill projects.
Through revised zoning
standards, support
development of four
missing middle housing
developments between
3 and 20 units and 15
moderate-income units
in moderate and high
resource areas.
H-2.1
H-2.2
H-2.9
H-2.8
H-2.9
H-6.7
H-8.7
H-8.10
Community
Development
Department
City Council
General
Fund
Review and revise
zoning ordinance
and development
standards, as
necessary, by
2026.
Support
development of at
least four missing
middle-density
housing
developments by
2031.
Support
development of at
least 15 moderate-
income units in
moderate and high
resource areas by
2031.
H-14 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
F Accessory Dwelling
Units
The City shall continue
to incentivize
development of
accessory dwelling units
(ADUs) and adopt, as
appropriate, additional
programs and
incentives for
encouraging ADUs,
particularly in moderate
and high resource, low
density areas.
For compliance with
State law, the City shall
update American
Canyon Municipal Code
(ACMC) Section
19.39.090 to remove
subjective design
criteria and Sections
19.11.040 and
19.42.020 to allow
ADUs in the CN and CC
zones by-right.
The City shall create
informational guides for
ADU development,
including information
on incentives, and
make them available on
the City website in
multiple languages.
(Source: Existing
Program I.2.4,
modified)
Update the Accessory
Dwelling Unit
Ordinance by 2025
Encourage
development of 26
ADUs in the planning
period across all
income categories
Encourage
development of the
following number of
ADUs affordable to low-
income households in
low-density or high
resource areas:
•5 ADUs by 2025
•10 ADUs by 2028
•15 ADUs by 2031
Provide informational
materials about ADUs
and ADU development
in multiple languages
on the City website.)
H-2.7
H-2.8
H-4.6
H-6.7
H-8.7
H-8.10
Community
Development
Department
General
Fund
Update ADU
Ordinance by
2025.
Create
informational
guides and have
available on the
City’s website by
2025.
Support
development of 26
ADUs in the city by
2031; including 3
ADUs affordable to
low-income
households.
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American Canyon Housing Element Policy Document, Public Review Draft | H-15
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
G Neighborhood
Preservation Program
The City shall continue
to enforce
Neighborhood
Preservation (Chapter
9.04 of the Municipal
Code), which is
designed to ensure that
individual properties
within neighborhoods
are maintained at levels
that minimize potential
nuisances and public
health, safety, and
welfare public impacts.
(Source: Existing
Program I.2.5)
Continue to maintain
high-quality
neighborhoods and
minimize impacts to
public health, safety,
and welfare through
active code
enforcement.
H-4.1
H-4.2
H-4.3
H-4.4
H-4.5
Community
Development
Department
General
Fund
Active program
Ongoing
H Residential
Rehabilitation Loan
Program
Working in
collaboration with the
City of Napa Housing
Authority, the City shall
apply as feasible for
CDBG funding to
support the Residential
Rehabilitation Loan
Program, which
provides no or low
deferred interest loans
to low-income
homeowners to finance
home repairs.
The City shall publicize
information about the
program on the City
website and shall make
information available in
multiple languages.
(Source: Existing
Program I.2.6,
modified).
Apply for additional
funding annually and as
notices of funding
available are released.
Support the City of
Napa Housing Authority
to provide funding to
repair or replace
deficiencies to
residential structural,
mechanical, plumbing,
and electrical systems,
roofing, water damage,
energy conservation,
correction of health and
safety issues and
accessibility/mobility
modifications.
Pursue rehabilitation
financing assistance for
at least 5 households
annually during the
2023- 2031 planning
period to address
disproportionate
housing needs and
disparities in access to
opportunity related to
housing cost factors.
Provide informational
materials in multiple
languages on the City
website.
H-4.1
H-4.2
H-4.3
H-6.7
H-7.9
H-8.6
H-8.7
H-8.10
City of Napa
Housing
Authority
Community
Development
Department
General
Fund
CDBG
Grant
Annually apply for
CDBG funding.
Translated
materials on City
website: within six
weeks of English-
version release.
Provide support to
ensure that at least
40 households in
the city participate
in the Residential
Rehabilitation Loan
Program by 2031.
H-16 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
I Code Enforcement
The City shall continue
to use code
enforcement efforts to
improve the existing
housing stock. The City
shall inform owners of
residential housing
units that received code
enforcement actions
caused by substandard
housing conditions with
Residential
Rehabilitation Loan
Program information
and shall provide direct
technical assistance to
lower-income
households dealing
with code compliance
issues. Technical
assistance may include,
but is not limited to,
one-on-one assistance
from staff with
technical expertise,
assistance with the
rehabilitation loan
program application, or
informational workshop
events. (Source:
Existing Program I.2.7)
Provide direct technical
assistance on the
Residential
Rehabilitation Loan
Program to at least 60
households with
substandard housing
issues that led to code
compliance, including:
•15 extremely low-
income households
•15 very low-income
households, and
•30 low-income
households
H-4.1
H-4.2
H-4.5
H-6.7
H-7.9
H-8.6
H-8.7
H-8.10
Community
Development
Department
General
Fund
Provide technical
assistance on
applying for the
Residential
Rehabilitation Loan
Program to at least
60 households
with substandard
housing identified
through code
compliance
program by 2031.
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-17
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
J Evaluate Parking
Standards
During development of
the Housing Element,
developers expressed
concerns that in some
cases, required parking
goes unused. In
response, the City shall
meet with developers
review existing parking
standards, and shall
consider parking code
flexibility to address
unused parking stalls to
remove this constraint
to housing
development. (New
Program)
In 2023, engage
housing developers to
discuss parking
standards and any
constraints posed by
existing standards.
Evaluate parking
requirements by 2024,
and revise, as
necessary, by 2025.
Removing unnecessary
requirements and
constraints posed by
parking restrictions will
incentivize
development of 50
units in the planning
period.
H-1.6
H-5.8
H-6.7
H-7.9
H-8.7
H-8.10
H-9.2
Community
Development
Department
General
Fund
Evaluate parking
requirements by
2024, and revise,
as necessary, by
2025.
H-18 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
K City-owned Land for
Affordable Housing
The City shall sell City-
owned land, as
available and feasible
for residential
development, at a
reduced cost to
developers to build
affordable housing. The
City shall notify non-
profit affordable
housing developers of
opportunity sites as
they become available
and shall provide
information on the sites
and incentives for
affordable housing
development on the
City website and in
informational
brochures available at
City Hall. The City shall
distribute Requests for
Proposals for housing
development as sites
become available.
The City shall, in
accordance with AB
1486 (2019) and
AB 1255 (2019),
annually identify and
inventory sites owned
by the City that have
been sold, leased, or
otherwise disposed in
the prior year. This
inventory shall be
publicly available and
be included in the
Housing Element
annual report
presented to the City
Council and submitted
to HCD. (Source:
Existing Program I.2.8,
modified) (Source:
Existing Program I.2.8,
modified)
Encourage
development of
affordable housing on
City-owned land.
Regularly maintain an
inventory of publicly
owned surplus or
excess land on the City
website. Annually
release information
regarding publicly
owned sites that have
been sold, leased, or
disposed.
Notify non-profit
affordable housing
developers via email as
City-owned land
becomes available for
sale and as the public-
facing inventory is
revised.
Reduce
disproportionate
housing needs and
disparities by
evaluating sources of
additional public sites
for affordable housing.
H-5.8
H-5.16
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
City Council
Community
Development
Department
General
Fund
Annually identify
and inventory sites
owned by the City
that are available
for affordable
housing
development, and
sites that have
been sold, leased,
or otherwise
disposed of in the
prior year.
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-19
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
L Affordable Housing
Fund
The City shall provide
Affordable Housing
Fund financial
assistance, as available,
to assist construction of
affordable housing
and/or subsidize
affordable housing
development impact
fees. The City shall
review and prioritize
potential affordable
housing projects based
on the following
criteria:
1. Convenient access to
transit (or provision of
transit by the project to
meet the needs of its
prospective residents).
2. Convenient access to
neighborhood services
and facilities, as needed
by the prospective
residents.
3. Convenient access to
neighborhood
recreation facilities, or
onsite provision of
adequate facilities.
4. Minimal
environmental
constraints or cost-
effective mitigation of
constraints.
5. Cost-effective
provision of services
and utilities to the site
and onsite.
6. Adequate site area to
provide sufficient
parking, open space,
setbacks, and building
separations.
7. Location within a
moderate and high
Provide financial
assistance for
development of at least
65 moderate and
lower-income housing
units:
• 10 extremely low-
income units
• 15 very low-income
units
• 15 low-income units
• 25 moderate-
income units
Hold bi-annual
coordination meetings
with local affordable
housing providers.
Prioritize affordable
projects in moderate
and high resource areas
with convenient access
to transportation,
services, and recreation
opportunities.
Reduce
disproportionate
housing needs and
disparities by
evaluating sources of
additional public funds
for affordable housing.
H-5.3
H-5.10
H-5.14
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
Planning
Commission
City Council
Affordable
Housing
Fund
Evaluate
opportunities and
meeting with
developers:
biannually.
Provide financial
assistance for
development of at
least 65 moderate
and lower-income
housing units by
2031.
H-20 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
resource area of the
city.
The City shall hold
informational meetings
bi-annually, based on
funding availability, to
inform affordable
housing developers of
available funding.
(Source: Existing
Program I.2.10)
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-21
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
M Incentives for
Affordable Housing
The City shall facilitate
development of
affordable housing
through the following:
2. Regulatory
incentives, such as
expediting permit
processing, deferred,
reduced, or waived
fees, or reduced
parking requirements;
and
2. Providing a density
bonus and
concessions/incentives
for developments that
include affordable
housing, consistent
with State density
bonus law.
The City shall publicize
the above incentives for
market rate housing to
developers and/or
other interested parties
by providing
informational fliers at
the Community
Development
Department counter
and on the City
website. The City shall
provide information in
multiple languages on
the City website.
The City shall monitor
progress toward
program objectives
annually in the Annual
Progress Report and
shall implement
additional measures as
necessary if the metrics
are not being met.
(Source: Existing
Program I.2.11).
During the planning
period, support
development of at least
115 lower- and
moderate-income units:
• 81 extremely low-
income units
• 88 very low-income
units
• 109 low-income
units
• 95 moderate-
income units
Provide accessible
information on
incentives for
affordable housing
development on City
website.
Improve language
access by providing
informational materials
in multiple languages
on the City website.
Reduce
disproportionate
housing needs and
disparities by
evaluating sources of
additional public funds
for affordable housing.
H-1.6
H-5.8
H-5.9
H-5.10
H-7.8
H-7.9
H-8.10
Community
Development
Department
Affordable
Housing
Fund
General
Fund
CDBG
Grant
Federal Tax
Credit
Financing
Section 8
Vouchers
Information on
incentives in
multiple languages:
published on City
website by 2024.
Support
development of at
least 115 lower- and
moderate-income
units by 2031.
H-22 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
N Identification and
Application for Funding
The City shall identify
and apply for housing-
related funding to assist
in the development,
rehabilitation,
preservation, or
acquisition of housing
affordable to lower-
and moderate-income
households. In the
pursuit of funding, the
City shall create
partnerships with
affordable housing
developers and non-
profit organizations in
the pursuit of
competitive project-
based grant
opportunities. (New
Program)
Partner with affordable
housing developers or
non-profit agencies in
the pursuit of four
project-based funding
opportunities in the
planning period
Create an inventory of
funding opportunities
available to the City and
local developers within
six month of the
adoption deadline
Provide information
regarding identified
funding opportunities
on the City website in
2023 with annual
updates thereafter
Contact affordable
housing developers and
non-profit housing
agencies to explore
potential funding
opportunities and
public-private
partnerships.
H-1.6
H-5.8
H-5.10
H-5.12
H-6.7
H-7.9
H-8.10
Community
Development
Department
CDBG
grants
Federal Tax
Credit
Financing
HOME
CalHOME
HomeKey
PLHA
AHSC
ERAP
HHC
Funding
applications: four
in the planning
period, including
two by 2026
Inventory of
funding
opportunities:
within six months
of the housing
element deadline
Information to
website: 2023 with
annual updates
Engage
developers/non-
profits: annually
O Funding to Address
Nongovernmental
Constraints
The City may use CDBG
funds to provide
necessary on- and off-
site improvements for
affordable housing
developments to
reduce development
costs. Further, as
funding permits, the
City may provide
financial assistance to
offset the cost of land
acquisition for
development of
affordable housing.
(Source: New Program).
During the planning
period, submit
competitive CDBG grant
applications funds to
support development
of:
•10 very-low income
units
•10 low-income units
•20 moderate-
income units
Improve public funds
invested in
development of
affordable housing that
contributes to
disproportionate
housing needs and
disparities in access to
opportunity.
H-1.4
H-1.5
H-1.6
H-2.3
H-5.13
H-5.14
H-7.9
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
Affordable
Housing
Fund
General
Fund
Facilitate CDBG
funds for
improvements to
support
development of 40
lower- and
moderate-income
housing units by
2031
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-23
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
P Density Bonus Program
The City shall continue
to offer density
bonuses consistent with
State law for qualifying
affordable housing and
senior housing
developments. The City
shall continue to
distribute and revise, as
necessary, the City's
informational brochure
describing the density
bonus provisions, and
shall provide the
information in multiple
languages on the City
website. As discussed in
Program C, the City
shall update Chapter
19.27 (Density Bonus)
for compliance with
California Government
Code Sections 65915
through 65918.
(Source: Existing
Program I.2.12,
modified)
Ensure density bonus
information is easily
available to the public
and housing
developers.
During the planning
period, implement
density bonus
regulations for
development of:
• 15 extremely low-
income units
• 45 very-low income
units
• 65 low-income units
Provide informational
materials on the City
website and at the
planning counter
Work to overcome lack
of language access by
providing informational
materials in multiple
languages on the City
website.
H-1.6
H-2.2
H-2.3
H-2.5
H-2.8
H-5.8
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
General
Fund
Annually
Translated
materials: by 2024
Update Municipal
Code within three
years of Housing
Element adoption
(by January 2026)
H-24 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
Q Planned Development
Process
To promote
development of
affordable housing
units, the City shall
comply with State Law
that permits affordable
housing applicants to
propose alternative
development
standards, such as
alternative parking
standards, street
improvement
standards, maximum
density, lot coverage,
and height limits.
The City shall publicize
State Law information
on the City website.
(Source: Existing
Program I.2.13)
Consistent with State
Law, evaluate proposed
alternative
development standards
to support
development of:
•6 very-low income
units
•10 low-income units
•40 units accessible
to seniors or
persons with a
disability
Provide informational
materials in on the City
website by 2024.
H-1.6
H-2.3
H-3.1
H-5.8
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
H-9.2
Community
Development
Department
General
Fund
15 units by 2026.
30 units by 2028.
56 units within the
planning period.
Reporting:
Annually.
Information on the
City website: by
2024.
R Assist in Accessing
Grant Funding
The City shall offer
assistance in accessing
local, State, and Federal
funding for affordable
housing by applying for
such funding, when
feasible, in partnership
with affordable-housing
developer(s), or by
providing technical
assistance or
documentation
necessary to support an
application for funding.
(Source: Existing
Program I.2.14)
Partner with, or provide
technical assistance to,
affordable housing
developers in the
pursuit of funding to
assist in development
of:
•20 very-low income
units
•20 low-income units
•60 units accessible
to seniors or
persons with a
disability
Address the shortage of
public funds invested in
development of
affordable housing that
contributes to
disproportionate
housing needs and
disparities in access to
opportunity
H-5-8
H-5.10
H-5.11
H-7.9
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
Affordable
Housing
Fund
General
Fund
Federal Tax
Credit
Financing
Annually
On-going
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-25
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
S Partner with the
Housing Authority
The City shall continue
to partner with the City
of Napa Housing
Authority or similar
entity to take
advantage of
administrative
resources and receive a
reasonable share of
federal, State, and
private funding for
housing. (Source:
Existing Program,
modified)
Meet with the Housing
Authority to explore
potential partnership
opportunities at least
once a year
Obtain additional
funding to address the
shortage of public funds
invested in
development of
affordable housing that
contributes to
disproportionate
housing needs and
disparities in access to
opportunity
H-5.10
H-7.9
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
General
Fund
Currently active
program
Meet with Housing
Authority: annually
T Homebuyer Assistance
Program
The City shall continue
to seek grant funding to
assist first time and
low-income
homebuyers in
purchasing housing.
Program actions include
down-payment
assistance or the
establishment of a
mortgage credit
certificate program.
The City shall provide
information on
incentives available to
homeowners in
multiple languages on
the City website. (New
Program).
Identify and apply for
two funding
opportunities.
Depending on funding
availability, provide
direct assistance to
eight first-time
homebuyers.
Increase opportunities
for housing mobility by
providing direct
assistance to first-time
and lower-income
homebuyers.
Work to overcome lack
of language access by
providing informational
materials in multiple
languages on the City
website.
H-5.3
H-5.4
H-5.5
H-5.10
H-5.8
H-5.14
H-5.11
H-5.12
H-5.13
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
CDBG,
HOME, and
other grant
funding as
available
Establish
homebuyer
assistance program
by 2026. Identify
and apply for
potential funding
at least twice by
2031.
Depending on
funding availability
provide direct
assistance to eight
first-time
homebuyers by
2031.
Provide materials
in multiple
languages on City
website within six
weeks of program
initiation.
H-26 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
U Incentives for Lot
Consolidation
The City shall offer
incentives, such as
reduced or deferred
fees, expedited
processing, or modified
development standards
to owners of small and
underutilized
properties to
consolidate and/or re-
use small lots to create
larger parcels with
greater affordable
housing development
potential. The City will
post information on its
website about available
incentives for lot
consolidation.
(Source: Existing
Program I.2.15,
modified)
Through a lot
consolidation program,
incentivize
development of:
•10 units affordable
to lower incomes
•10 units accessible
to seniors or
persons with a
disability
Engage developers to
identify and discuss
potential sites annually
and as new lots are
identified.
H-1.2
H-1.6
H-2.1
H-2.3
H-5.8
H-6.7
H-7.9
H-8.4
H-8.5
H-8.7
H-8.10
Community
Development
Department
General
Fund
Establish incentive
policy/program: by
2025
Engage developers:
annually and as
new lots are
identified.
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-27
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
V Inclusionary Housing
Program
The City shall continue
to require all residential
projects of three or
more above moderate-
income units to include
affordable units
consistent with the
Inclusionary Housing
Requirements
(Municipal Code
Chapter 19.28). The City
will encourage
developers to consider
providing inclusionary
units that are accessible
to seniors or persons
with a disability.
The City will evaluate
the inclusionary
housing program and
identify changes or
revisions necessary to
increase lower-income
housing supply and
remove constraints to
production. As part of
this effort, the City will
explore alternative
options for developers
other than in-lieu fees
for meeting
requirements for
providing affordable
units. (Source: Existing
Program I.2.17,
modified)
Encourage
development of:
• 20 very low-income
units
• 20 low-income units
• 20 moderate-
income units
• 20 units accessible
to seniors and
persons with a
disability
At least once annually
during the planning
period, review and
propose updates to the
City’s existing
inclusionary zoning
ordinance to address
disproportionate
housing needs and
disparities in access to
opportunity related to
housing cost factors.
Engage with market
rate developers and
organizations that
represent low-income
households to discuss
constraints and
potential revisions to
the Inclusionary
Housing Program
annually.
H-1.6
H-2.1
H-2.3
H-5.1
H-5.13
H-6.7
H-7.1
H-7.5
H-7.8
H-7.9
H-8.4
H-8.7
H-8.11
Community
Development
Department
City Council
General
Fund
Annually
H-28 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
W Preserve At-Risk
Housing
Although no assisted
affordable units are
currently at-risk of
conversion to market
rate, the City shall
monitor at-risk status of
all assisted units. If
units are identified as
at-risk of conversion,
the City shall:
•contact property
owners two years
from affordability
expiration to discuss
options to preserve
the units as
affordable housing.
•seek participation
from agencies
interested in
purchasing and/or
managing units at
risk of conversion.
•contact tenants and
provide education
regarding tenant
rights and
conversion
procedures
pursuant to
California law.
(Source: Existing
Program I.2.19,
modified)
Preserve all affordable
units during the
planning period.
Monitor at-risk status
of assisted affordable
housing units annually.
H-6.1
H-6.2
H-6.4
H-6.6
H-6.7
H-7.3
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
General
Fund
Monitor At-Risk
Status: annually
and with changes
in ownership
Engage property
owners: two years
from affordability
expiration
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-29
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
X Mobilehome Park Rent
Stabilization Program
The City shall continue
to protect the interests
of residents living in
existing mobile home
parks by enforcing the
Mobilehome Park Rent
Stabilization Program
(Chapter 15.04 of the
Municipal Code,
adopted 1995) which
includes measures for
rent stabilization, strict
conversion standards,
and relocation
assistance and
compensation to
residents if parks are
converted to another
use. (Source: Existing
Program I.2.21)
Enforce the
Mobilehome Park Rent
Stabilization Program.
Retain all affordable
mobilehome park units
H-2.1
H-6.1
H-6.5
H-7.9
H-8.10
Community
Development
Department
General
Fund
Annual
enforcement.
H-30 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
Y Rental Assistance
Programs
The City shall continue
to partner with the City
of Napa Housing
Authority in the
administration of the
Housing Choice
Voucher program and
other tenant based
rental assistance
programs regionally.
The City shall partner
with the Housing
Authority to pursue
additional rental
assistance funding and
publicize existing
programs information
on the City website.
(Source: Existing
Program I.2.22)
Address the high cost of
rent for lower income
households by
partnering with the
Housing Authority in
the administration of at
least 140 housing
choice vouchers
regionally, including 34
at the Valley View
Senior Apartments in
American Canyon.
Engage with the
Housing Authority
annually to discuss
opportunities to pursue
additional funds for
rental assistance
programs.
Provide informational
materials detailing
existing rental
assistance programs
and available resources
on the City website by
2024.
H-2.7
H-2.8
H-5.1
H-5.2
H-5.8
H-5.9
H-5.10
H-5.11
H-5.12
H-5.14
H-5.15
H-6.1
H-6.4
H-6.5
H-6.6
H-6.7
H-7.3
H-7.6
H-7.8
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
General
Fund
Engage with the
Housing Authority:
Annually.
Apply for funding:
as available.
Information on City
website: by 2024.
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-31
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
Z Senior Homeowner
Assistance
The City shall conduct
targeted outreach to
senior homeowners to
inform them of the
Residential
Rehabilitation Loan
Program, PACE
Program, and other
resources available to
assist with home
rehabilitation. (Source:
Existing Program I.2.23)
Inform seniors about
City programs that
assist with
rehabilitation costs by
providing information
on the City website by
2024.
Outreach directly with
100 senior
homeowners during the
planning period,
including 50 in the first
three years of the
planning period.
Provide technical
assistance to assist 10
senior households with
funding applications.
H-7.1
H-7.3
H-7.4
H-7.5
H-7.9
H-8.2
H-9.5
Community
Development
Department
General
Fund
Release
information: by
2024.
Outreach to 50
homeowners by
2026 and 100
homeowners by
2031.
H-32 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
AA Housing for Persons
with Disabilities
The City shall facilitate
construction of
subsidized rental
housing affordable to
extremely low-, very
low- and low- income
persons that meet the
physical and supportive
service needs of
persons with
disabilities, including
developmental
disabilities, such as:
handicapped
accessibility; on-site
supportive services
and/or daily living
assistance; and
transportation. The City
shall continue to
publicize financial and
regulatory incentive
opportunities to
developers interested
in the construction of
subsidized rental
housing that meets the
needs of persons with
disabilities by providing
informational fliers at
the Community
Development
Department and in all
general development
application packets.
(Source: Existing
Program I.2.24)
Encourage
development of 40
affordable units
accessible to persons
with a disability,
including 25 by 2028
Provide information on
financial and regulatory
incentives to
prospective developers
directly and on the City
website.
H-1.6
H-2.1
H-2.3
H-2.4
H-3.5
H-4.4
H-4.5
H-4.6
H-5.1
H-5.2
H-5.9
H-5.11
H-7.1
H-7.3
H-7.4
H-7.5
H-7.7
H-7.8
H-7.9
H-8.4
H-8.11
Community
Development
Department
Affordable
Housing
Fund
General
Fund
Engage with
developers:
annually
Encourage
development of 40
affordable units
accessible to
persons with a
disability, including
25 by 2028.
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-33
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
BB Outreach to
Developmentally
Disabled
The City shall continue
to work with the North
Bay Regional Center to
implement an outreach
program informing
residents of the housing
and services available
for persons with
developmental
disabilities. The City
shall continue to make
information available
on the City website.
(Source: Existing
Program I.2.25)
Provide direct outreach
to 20 households with
persons with a
developmental
disability.
Provide information on
available resources and
the North Bay Regional
Center on the City
website.
H-7.1
H-7.4
H-7.5
H-7.9
H-8.1
H-8.2
H-8.4
H-8.5
H-8.6
H-8.7
H-8/10
H-8.11
Community
Development
Department
General
Fund
Annually
CC Facilitate Construction
of Large Units
The City shall
encourage construction
of housing that includes
three- and four-
bedroom units
affordable to extremely
low-, very low-, and
low-income
households. The City
shall continue to
publicize financial and
regulatory incentive
opportunities to
developers interested
in constructing housing
that includes larger
affordable units by
providing informational
fliers at the Community
Development
Department and in all
general development
application packets. The
City shall update these
materials as necessary
throughout the
planning period.
(Source: Existing
Program I.2.29)
Encourage
development of 40
large housing units,
including 20 available
to lower income
households
Review and revise the
informational materials
provided on the City
website and at the
planning division
counter by 2024.
H-1.6
H-2.1
H-2.3
H-4.6
H-7.2
H-7.9
H-8.4
H-8.6
H-8.7
H-8.10
Community
Development
Department
General
Fund
Encourage
development of 40
large housing
units, including 20
available to lower
income
households, by
2031
Update materials:
by 2024
H-34 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
DD Farmworker Housing
The City shall continue
to support regional
efforts to address
farmworker housing
issues. The City shall
also offer incentives,
such as fee waivers and
reduced development
standards, for
farmworker housing.
(Source: Existing
Program I.2.30)
Provide incentives to
encourage
development of 25
units intended as
farmworker housing
Meet bi-annually with
regional partners and
neighboring
jurisdictions to
coordinate regional
efforts
H-1.6
H-2.1
H-2.3
H-4.6
H-5.15
H-7.1
H-7.6
H-7.8
H-7.9
H-8.4
H-8.6
H-8.7
H-8.10
Community
Development
Department
Affordable
Housing
Fund
General
Fund
Regional
coordination:
biannually
Encourage
development of 25
units intended as
farmworker
housing by 2031
EE Distribute Homeless
Shelter Information
The City shall provide
information regarding
the Napa Valley Shelter
System to City
personnel and others
(e.g., newspapers,
churches) likely to be in
contact with those
needing shelter and
shall direct personnel to
refer such persons as
appropriate. (Source:
Existing Program I.2.31)
Provide information on
resources to those in
need of shelter, with a
goal to directly connect
with 50 households in
the planning period,
including 30 by 2028.
Provide information
and training, as
necessary, to City staff
in direct contact with
residents experiencing
homelessness.
H-1.6
H-2.1
H-2.3
H-2.4
H-3.5
H-4.4
H-7.1
H-7.8
H-7.9
H-8.4
H-8.5
H-8.6
H-8.7
H-8.10
Community
Development
Department
General
Fund
Connect with: 30
households by
2028;
50 households by
2031.
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-35
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
FF Affirmatively
Furthering Fair Housing
The City shall address
disparities in housing
needs and access to
opportunity for all
persons regardless
race, color, religion,
sex, national origin,
familial status, disability
gender, gender identify,
gender expression,
sexual orientation,
marital status, ancestry,
veteran or military
status, source of
income, and genetic
information as
protected categories by
the California Fair
Employment and
Housing Act (Part 2.8
[commencing with
Section 12900] of
Division 3 of Title 2),
Section 65008, and any
other state and federal
fair housing and
planning law.
The City identified
barriers to fair housing
through the
Affirmatively Furthering
Fair Housing
Assessment and
meaningful actions to
begin to proactively
address factors
contributing to fair
housing barriers.
Actions the City will
take to address the
identified barriers and
foster an inclusive
community include:
Lack of language
access: Programs F, H,
M, P, T, and GG
Lack of local fair
housing outreach and
a) Identify private
programs for shared
living that connect
those with a home and
are willing to share
living accommodations
with those that are
seeking housing,
particularly persons
with disabilities,
seniors, students, and
single person
households, and
provide information
and links to the
programs on the City
website by 2024.
b) Invest and encourage
outside investment in
infrastructure
improvements
throughout the city,
particularly to increase
connectivity and fill
gaps. Investigate
investment
opportunities annually
and with each update
to the Capital
Improvement Program.
c) Participate in Napa
Valley Transportation
Authority Transit Route
Updates as they occur
to encourage transit
improvements to
VineGo and American
Canyon Transit in
neighborhoods with
below average
walkability scores
(Figure C21) and areas
that are not within 0.5
miles of a transit stop.
d) Expand the bicycle
and pedestrian
infrastructure network
throughout the city to
improve bikability and
walkability, especially In
areas with below
average walkability
H-1.5
H-1.6
H-2.1
H-2.3
H-2.4
H-3.5
H-3.6
H-4.4
H-7.1
H-7.8
H-7.9
H-7.10
H-8.1
H-8.6
H-8.7
H-8.8
H-8.9
H-8.10
Community
Development
Department
Public Works
Department
City Manager
Communications
Staff
General
Fund
Affordable
Housing
Fund
CDBG,
HOME, and
other
Federal
and State
grant
programs.
a: by 2024
b: annually and
though the CIP
process
-d: annually
e: by 2026
H-36 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
enforcement: Programs
GG and HH
Disproportionate
housing needs and
disparities:
Housing Cost: Programs
H, V, FF (objective a)
Funding: Programs K, L,
M, O, R, S
Land Use and Zoning:
C, FF (objective b)
Alternative Modes of
Transportation:
FF (objectives c-e)
The City included
additional AFFH
objectives with this
program. The City shall
monitor progress
toward these objectives
annually in the Annual
Progress Report and
shall implement
additional measures, as
necessary. (Source:
New Program)
scores, as shown on
Figure C21.
e) By 2026, update the
City’s accessibility
program with emphasis
on improving access to
public buildings,
facilities and housing,
and infrastructure
improvements
including sidewalks and
pedestrian crossings to
increase accessibility
for all residents of the
city, especially for
persons with
disabilities. Within this
effort, engage with
disability rights groups
to conduct a
neighborhood gap
analysis.
3. HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-37
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
GG Distribute Fair Housing
Information
The City shall provide
information about
Housing Authority
services to all City
personnel and shall
continue to distribute
fair housing
information to public
agencies and
establishments in
American Canyon, in
City buildings and other
public locations (e.g.,
City hall, fire station,
library, post office,
community centers), in
City mailings to
residents, and on the
City website. The City
shall provide these
materials in multiple
languages.
(Source: Existing
Program I.2.32,
modified)
Provide information to
City staff immediately.
Update informational
materials and website
content related to
Housing Authority
services by 2024 and
annually thereafter.
Provide these materials
in multiple languages.
Take meaningful
actions to address the
lack of local fair housing
outreach through staff
training, updated
resource materials, and
multi-language
outreach.
H-1.6
H-3.5
H-4.4
H-7.1
H-7.8
H-7.9
H-8.1
H-8.3
H-8.7
H-8.8
H-8.9
H-8.10
City of Napa
Housing
Authority
Community
Development
Department
Other city
personnel
General
Fund
Update materials
and website: by
2024.
Translated
materials: by 2024.
HH Fair Housing
Enforcement and
Outreach
The City shall
collaborate with Fair
Housing Napa Valley
(FHNV), the Housing
Authority, or similar
entity to provide fair
housing enforcement
and outreach targeted
residents who may
experience housing
discrimination, rental
property owners, real
estate industry
representatives, and
lenders.
• Participate in FHNV
meetings, at least
once annually, to
coordinate regional
responses to
housing
Take meaningful
actions to improve local
fair housing outreach
and enforcement.
H-3.5
H-4.4
H-7.1
H-7.8
H-7.9
H-8.1
H-8.7
H-8.8
H-8.9
H-8.10
Community
Development
Department
Fair Housing
Napa Valley
General
Fund
Annually
H-38 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
discrimination
issues.
•At least once
annually, obtain
feedback through a
multimedia
campaign, including
public surveys,
focused
discussions, and in-
person to obtain
public input and
feedback on fair
housing issues.
•Work with the
FHNV to conduct
random testing at
least once every
five years.
Specifically, with
the release of the
2020 Census,
determine the
appropriate biases
be tested in the
city.
•At least once a year
during the 2023 –
2031 planning
period, ensure the
City’s contract with
FHNV continues to
mutually resolve
rent disputes and
provide education
to tenants and
landlords on their
rights.
•Conduct at least
one fair housing
workshop annually
with targeted
populations,
including
mobilehome parks.
•Involve
neighborhood
groups and other
community
3.HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-39
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
organizations when
conducting
outreach and
education activities.
•Conduct an annual
workshop and
partner with local
organizations
including the
Housing Authority
and Fair Housing
Napa Valley to
present free
homeownership
education seminars
in lower-income
neighborhoods.
(Source: New
Program)
II Maintain Adequate
Staffing
The City shall maintain
City staffing or
contracted services at
levels that are
adequate to ensure
continued prompt
review of residential
development
applications. The City
shall strive to
affirmatively recruit a
diverse and multilingual
staff, as positions
become available.
(Source: Existing
Program I.2.38,
modified)
Maintain adequate
staffing levels
Recruit a diverse and
multilingual staff by
considering diversity in
hiring decisions and by
promoting job postings
in a variety of
languages and on a
variety of platforms.
H-1.6
H-6.7
H-7.9
H-8.1
H-8.5
H-8.7
H-8.10
Community
Development
Department
Human
Resources
General
Fund
Translated job
postings: by 2024.
H-40 | American Canyon Housing Element Policy Document, Public Review Draft
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
JJ Encourage Sustainable
Building
The City shall continue
to encourage new
residential
development and
rehabilitation projects
incorporate sustainable
building design and
siting, construction, and
operation. The City
reduces energy
consumption through
the use of recycled
water for new large
residential, commercial,
and industrial, projects;
requires adherence to
the City's
ZeroWastewater
Footprint Policy that
requires new
development to fund
potable water
conservation in the
water distribution
system to offset
potable water demand
from the project, or
additional off-site water
sources; and
participates in the
regional trash recycling
programs. The City shall
continue to enforce the
Electric Vehicle
Charging Station
Ordinance to
streamline permit
processing. (Source:
Existing Program,
I.2.34)
Encourage sustainable
building design in all
residential
development.
Update the Building
Code as necessary for
compliance with
periodic updates to
State building code and
CalGreen requirements.
Provide information on
resources and
incentives on the City
website.
H-1.6
H-6.7
H-8.7
H-8.10
H-9.1
H-9.2
H-9.4
Community
Development
Department
General
Fund
Ongoing, with code
updates, as
necessary.
3.HOUSING
American Canyon Housing Element Policy Document, Public Review Draft | H-41
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
KK Energy Conservation
Fact Sheet
The City shall make an
informational fact sheet
available that will
describe energy
conservation measures
that can be instituted in
existing homes for little
cost and will save
energy and utility
expenses.
(Source: Existing
Program I.2.35)
Provide and update, as
necessary, information
fact sheets on energy
conservation measures
on the City website and
at the planning counter.
H-1.2
H-6.7
H-8.5
H-8.7
H-8.10
H-9.1
H-9.2
H-9.3
H-9.4
H-9.5
Community
Development
Department
General
Fund
2024
Updated: Annually
LL Adjust Utility
Allowances for Green
Affordable Housing
Units
As an incentive for
development of
affordable housing
projects, the City shall
continue to work to
reduce utility
allowances for
affordable green
housing units.
(Source: Existing
Program, I.2.36)
Incentivize green
affordable housing
projects.
Review and update
utility allowances
annually.
H-1.2
H-6.7
H-8.7
H-8.10
H-9.1
H-9.2
H-9.3
H-9.4
H-9.5
Community
Development
Department
City of Napa
Housing
Authority
General
Fund
Affordable
Housing
Fund.
Annually
H-42 | American Canyon Housing Element Policy Document, Public Review Draft
Quantified Objectives
State law requires that the Housing Element contain quantified objectives for
the maintenance, preservation, improvement, and development of housing
(Government Code Section 65583b). The quantified objectives, shown in H-
Table 1, establish the maximum number of housing units by income category
that can be constructed, rehabilitated, and conserved over the eight-year
planning period given available resources in the community. State law
recognizes that the total housing needs identified by a community may exceed
available resources and the community's ability to satisfy this need.
Quantified Objectives for New Construction,
Rehabilitation, and Preservation
H-Table 1: Quantified Objectives, 2015-2023
Income Groups
New
Construction Rehabilitation
Conservation
and
Preservation
Extremely Low 81 25 20
Very Low 171 40 30
Low 200 40 35
Moderate 145 0 20
Above Moderate 106 0 0
Total 657 75 105
Quantified Objectives for Residents with Special
Housing Needs
Seniors and persons with a disability:
•Encourage development of 170 units
•Engage with 130 households
Persons experiencing homelessness:
•Engage with 50 households
Farmworkers/workforce housing:
•Encourage development of 25 units
Housing Element Background Report
September 2022
TABLE OF CONTENTS
American Canyon Housing Element Background Report, Public Review Draft | i
Table of Contents
Chapter 1 Introduction ............................................................................ 1-1
Public Participation ....................................................................................... 1-1
Public Noticing .............................................................................................. 1-1
Housing Survey ............................................................................................. 1-1
Project Website ............................................................................................ 1-2
Stakeholder Interviews ................................................................................. 1-3
Community Pop-Up Events .......................................................................... 1-4
Public Meetings ............................................................................................ 1-7
Community Workshops ................................................................................ 1-8
Chapter 2 Evaluation of Previous Housing Element ................................. 2-1
Implementation Programs ........................................................................... 2-3
Chapter 3 Housing Needs Assessment ..................................................... 3-1
Key Findings .................................................................................................. 3-1
Introduction .................................................................................................. 3-1
Population and Employment Trends ............................................................ 3-2
Household Characteristics and Trends ....................................................... 3-10
Housing Stock Characteristics .................................................................... 3-30
Special Housing Needs ............................................................................... 3-35
Analysis of At-Risk Units ............................................................................. 3-55
Projected Housing Needs ........................................................................... 3-57
Chapter 4 Assessment of Fair Housing ..................................................... 4-1
Key Findings .................................................................................................. 4-1
Introduction .................................................................................................. 4-2
Fair Housing Resources ................................................................................ 4-6
Segregation and Integration Patterns and Trends ....................................... 4-8
Disparities in Access to Opportunities ........................................................ 4-39
Disproportionate Housing Needs ............................................................... 4-58
Contributing Factors ................................................................................... 4-75
Local Area Knowledge ................................................................................ 4-77
Sites Inventory Analysis .............................................................................. 4-80
Fair Housing Priorities and Policies ............................................................ 4-89
ii | American Canyon Housing Element Background Report, Public Review Draft
Chapter 5 Constraints .............................................................................. 5-1
Key Findings ................................................................................................. 5-1
Governmental Constraints ........................................................................... 5-2
Non-Governmental Constraints ................................................................. 5-44
Environmental Constraints ........................................................................ 5-50
Infrastructure Constraints .......................................................................... 5-54
Chapter 6 Resources ................................................................................ 6-1
Key Findings ................................................................................................. 6-1
Future Housing Needs ................................................................................. 6-1
Units Planned or Approved .......................................................................... 6-2
Accessory Dwelling Units ............................................................................. 6-7
Remaining Share of RHNA ........................................................................... 6-7
Adequacy of Residential Sites Inventory in Meeting RHNA......................... 6-7
Availability of Infrastructure and Services ................................................... 6-8
Environmental Constraints ........................................................................ 6-12
Financial Resources for Affordable Housing .............................................. 6-12
Administrative Resources .......................................................................... 6-14
Chapter 7 Community Engagement ......................................................... 7-1
TABLES
Table 2-1 Progress Toward The 5Yth Cycle RHNA ....................................... 2-2
Table 3-1: American Canyon Population Growth Trends (1990-2020) ......... 3-3
Table 3-2: Neighboring Jurisdictions Population Trends (1990–2020) ......... 3-3
Table 3-3: Napa County Jurisdictions Population Projections (2010–
2040) ............................................................................................ 3-4
Table 3-4: Major Employers in American Canyon ........................................ 3-7
Table 3-5: Napa County Projected Growth by Industry Sector (2018-
2028) ............................................................................................ 3-8
Table 3-6: Napa County Wages by Occupation (2020) ................................. 3-9
Table 3-7: Number of Persons Per Household (2000-2020) ....................... 3-11
Table 3-8: Percent of Households Overpaying for Housing, American
Canyon and Napa County, 2014-2018 ....................................... 3-15
Table 3-9: Income Definitions (2021) ......................................................... 3-21
Table 3-10: Napa County Income Limits Per Household Size ....................... 3-22
Table 3-11: Household Income (2019) .......................................................... 3-23
Table 3-12: Napa County Fair Market Rents (2022) ..................................... 3-24
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American Canyon Housing Element Background Report, Public Review Draft | iii
Table 3-13: Ability to Pay (American Canyon, 2020) ..................................... 3-28
Table 3-14: Housing Problems, American Canyon, 2011 .............................. 3-33
Table 3-15: Housing Permits Issued (2015-2019) .......................................... 3-35
Table 3-16: Persons with Disability by Age and Disability ............................. 3-38
Table 3-17: Adult Care Facilities .................................................................... 3-41
Table 3-18: Senior Population (1990-2019)................................................... 3-42
Table 3-19: Elderly Care Facilities .................................................................. 3-43
Table 3-20: Median Household Income by Household Size (2019) ............... 3-45
Table 3-21: Qualified Entities, Napa County (2021) ...................................... 3-56
Table 3-22: American Canyon Regional Housing Need Allocation ................ 3-57
Table 4-1: Domains and List of Indicators for Opportunity Maps ................. 4-5
Table 4-2: Fair Housing Organizations Active in Napa County ...................... 4-6
Table 4-3: Fair Housing Complaints, 2017 to 2022 (American Canyon) ........ 4-8
Table 4-4: Racial/Ethnic Dissimilarity Trends (Napa County) ...................... 4-10
Table 4-5: Tenure by Household Type and Presence of Children (Napa
County) ....................................................................................... 4-20
Table 4-6: Tenure by Household Type and Presence of Children
(American Canyon) ..................................................................... 4-21
Table 4-7: Housing Cost Burden of Lower-Income Households (2014-
2018) ........................................................................................... 4-60
Table 4-8: Housing Problems (Napa County) .............................................. 4-69
Table 4-9: Housing Problems (American Canyon) ....................................... 4-70
Table 4-10: Language Spoken at Home ......................................................... 4-78
Table 4-11: Place of Birth (Foreign Born) ...................................................... 4-79
Table 4-12: Pipeline Projects by Opportunity Areas ..................................... 4-82
Table 4-13: Site Inventory Overview (Site Basis) ........................................... 4-83
Table 4-14: Fair Housing Issues, Contributing Factors, and Meaningful
Actions ........................................................................................ 4-90
Table 5-1: General Plan Land Use Designations ............................................ 5-4
Table 5-2: Growth Management Limits ......................................................... 5-6
Table 5-3: Zones and Allowable Residential Uses ....................................... 5-12
Table 5-4: Citywide Development Standards .............................................. 5-24
Table 5-5: Watson Ranch Specific Plan Development Standards ................ 5-25
Table 5-6: Broadway Specific Plan ............................................................... 5-25
Table 5-7: Parking Standards by Residential Use ........................................ 5-28
Table 5-8: Development Fees ...................................................................... 5-38
iv | American Canyon Housing Element Background Report, Public Review Draft
Table 5-9: Residential Building Permit Fees ................................................ 5-39
Table 5-10: Residential Planning Permit Fees ............................................... 5-40
Table 5-11: Median Home Value Comparisons, 2016-2022 ......................... 5-45
Table 5-12: Development Affordability Gap ................................................. 5-46
Table 5-13: Development Costs and Sale Prices in American Canyon .......... 5-47
Table 5-14: Disposition of Loan Applications in 2017 for American
Canyon, 2017 ............................................................................. 5-49
Table 6-1: American Canyon Housing Needs, 2023-2031 ............................. 6-2
Table 6-2: Planned, Approved, and Pending Projects, 2021 ......................... 6-4
Table 6-3: Summary of American Canyon’s Ability to Satisfy RHNA ............ 6-8
Table 6-4: Affordable Housing Nexus Fee ................................................... 6-14
Table 6-5: Affordable Housing Providers in American Canyon ................... 6-15
FIGURES
Figure 2-1 Progress Toward the 5th Cycle RHNA ........................................ 2-2
Figure 3-1: Population by Age, 2000-2019 ................................................... 3-4
Figure 3-2: Population by Race, 2000-2019 ................................................. 3-5
Figure 3-3: Employment by Industry ............................................................ 3-6
Figure 3-4: Household Growth Trends in American Canyon (2010–
2019) ........................................................................................ 3-10
Figure 3-5: Household Composition by Type ............................................. 3-12
Figure 3-6: Overcrowding by Tenure and Severity ..................................... 3-13
Figure 3-7: Overcrowding by Income Level and Severity ........................... 3-14
Figure 3-8: Cost Burden by Tenure ............................................................. 3-16
Figure 3-9: Cost Burden by Income Level ................................................... 3-17
Figure 3-10: Cost Burden by Race ................................................................ 3-18
Figure 3-11: Households by Tenure .............................................................. 3-19
Figure 3-12: Housing Units in American Canyon .......................................... 3-19
Figure 3-13: Housing Tenure by Age of Householder .................................. 3-20
Figure 3-14: Households by Household Income Level ................................. 3-21
Figure 3-15: Zillow Home Value Index .......................................................... 3-25
Figure 3-16: Home Values of Owner-Occupied Units ................................... 3-25
Figure 3-17: Contract Rents for Renter-Occupied Units............................... 3-26
Figure 3-18: Median Contract Rent .............................................................. 3-27
Figure 3-19: Typical Home Value in Napa County 2021 ............................... 3-30
Figure 3-20: Housing Type Trends ................................................................ 3-31
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American Canyon Housing Element Background Report, Public Review Draft | v
Figure 3-21: Housing Units by Number of Bedrooms ................................... 3-31
Figure 3-22: Housing Units by Year Structure Was Built ............................... 3-32
Figure 3-23: Vacant Units by Type ................................................................ 3-34
Figure 3-24: Disability by Type ...................................................................... 3-37
Figure 3-25: Senior Households by Income and Tenure ............................... 3-42
Figure 3-26: Household Size by Tenure ......................................................... 3-44
Figure 3-27: Cost Burden by Household Size ................................................ 3-45
Figure 3-28: Farm Workers in Napa County .................................................. 3-46
Figure 3-29: Non-English Speakers ............................................................... 3-48
Figure 4-1: Percent of Total Non-White Population (Napa County) ........... 4-12
Figure 4-2: Percent of Total Non-White Population (American Canyon) ... 4-13
Figure 4-3: Predominant Populations (American Canyon) ......................... 4-14
Figure 4-4: Disability by Type (American Canyon) ...................................... 4-16
Figure 4-5: Percent of Population with a Disability (Napa County) ............ 4-17
Figure 4-6: Percentage of Population with One or More Disabilities
(American Canyon) ................................................................... 4-18
Figure 4-7: Female-Headed Households with Children Present, No
Spouse/Partner Present (Napa County) ................................... 4-22
Figure 4-8: Children in Married-Couple Households (Napa County) .......... 4-23
Figure 4-9: Female-Headed Households with Children Present, No
Spouse/Partner Present (American Canyon) ............................ 4-24
Figure 4-10: Children in Married-Couple Households (American Canyon) ... 4-25
Figure 4-11: Median Household Income (Napa County) .............................. 4-28
Figure 4-12: Low and Moderate Income Population (Napa County) ............ 4-29
Figure 4-13: Median Household Income (American Canyon) ....................... 4-30
Figure 4-14: Low to Moderate Income Population (American Canyon) ....... 4-31
Figure 4-15: Poverty Status (Napa County) ................................................... 4-33
Figure 4-16: Poverty Status (American Canyon) ........................................... 4-34
Figure 4-17: Neighborhood Segregation (American Canyon) ....................... 4-35
Figure 4-18: Predominant White Population (Napa County) ........................ 4-37
Figure 4-19: Predominant Populations and Median Household Income
(American Canyon) ................................................................... 4-38
Figure 4-20: Access to Transit Within a Quarter Mile (American Canyon) ... 4-42
Figure 4-21: Walkability Index (American Canyon) ....................................... 4-43
Figure 4 22: TCAC Opportunity Areas – Education Outcomes (Napa
County) ..................................................................................... 4-45
vi | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-23: TCAC Opportunity Areas - Education Outcomes (American
Canyon) .................................................................................... 4-46
Figure 4-24: TCAC Opportunity Areas - Economic (Napa County) ............... 4-49
Figure 4-25: TCAC Opportunity Areas – Economic (American Canyon) ....... 4-50
Figure 4-26: Job Proximity Index (American Canyon) .................................. 4-51
Figure 4-27: CalEnviroScreen 4.0 Percentile Scores (Napa County) ............. 4-54
Figure 4-28: CalEnviroScreen 4.0 Percentile Scores (American Canyon) ..... 4-55
Figure 4-29: TCAC Opportunity Areas – Environment (Napa County) ......... 4-56
Figure 4-30: TCAC Opportunity Areas – Environment (American
Canyon) .................................................................................... 4-57
Figure 4-31: Overpayment by Renters (Napa County) ................................. 4-61
Figure 4-32: Overpayment by Homeowners (Napa County) ........................ 4-62
Figure 4-33: Overpayment by Renters (American Canyon) ......................... 4-63
Figure 4-34: Overpayment by Homeowners (American Canyon) ................ 4-64
Figure 4-35: Overcrowded Households (Napa County) ................................ 4-66
Figure 4-36: Overcrowded Households (American Canyon) ........................ 4-67
Figure 4-37: Overcrowding by Race ............................................................. 4-68
Figure 4-38: Sensitive Communities (Napa County) ..................................... 4-73
Figure 4-39: Sensitive Communities (American Canyon) ............................. 4-74
Figure 4-40: Housing Choice Vouchers (American Canyon) ......................... 4-84
Figure 4 41: TCAC Opportunity Areas (Composite Score) ............................ 4-85
Figure 4-42: Location of Pipeline Projects in Relation to TCAC Economic
Opportunity Areas .................................................................... 4-86
Figure 4-43: Location of Pipeline Projects in Relation to TCAC Education
Opportunity Areas .................................................................... 4-87
Figure 4-44: Location of Pipeline Projects in Relation to TCAC
Environmental Opportunity Areas ........................................... 4-88
Figure 5-1 Floor Area Ratio .......................................................................... 5-5
American Canyon Housing Element Background Report, Public Review Draft | 1-1
Chapter 1
Introduction
Public Participation
The Housing Element must reflect the values and preferences of the community.
Accordingly, community participation is an important component of the
development of this Element. Section 65583(c)(8) of the Government Code
states that the local government must make “a diligent effort to achieve public
participation of all economic segments of the community in the development of
the housing element.” This process not only includes community members, but
also participation from local agencies and housing groups, community
organizations, and housing sponsors.
American Canyon provided opportunities to solicit input from stakeholders and
community members through stakeholder interviews, community pop-up
events, workshops, a housing survey, a project-specific website, and public
hearings.
Public Noticing
To reach the largest and broadest spectrum of community members and
stakeholders, the following notification methods throughout the update to
the Housing Element were used.
1.Advertisement in the City Manager’s Update, which has 13,543
subscribers.
2.Regular posts to the City’s social media accounts, including NextDoor
(7,225 members) and Facebook (5,159 followers) announcing the
housing survey and community workshops.
3.Regular “e-blasts” to list of 2,070 stakeholders, including organizations,
businesses, housing managers, and community members.
4.Community workshops were advertised on the community calendar
events and public meeting agendas.
5.Distributed printed flyers and postcards at pop-up-up events, as
described below.
Housing Survey
The project website hosted an online housing survey for 127 days (from January
10, 2022, to May 16, 2022) that allowed the public to provide feedback on
housing needs, current housing conditions, and opportunities for housing
1-2 | American Canyon Housing Element Background Report, Public Review Draft
programs. The survey was available in Spanish translation. There were 166
survey participants. Forty percent of the respondents from the digital survey
stated that they own a home in American Canyon. Nearly sixty percent of the
respondents from the digital survey stated that lack of affordable housing
options to buy is their top concern. Thirty-six percent of the respondents from
the digital survey stated that lack of affordable housing to rent is their top
concern.
The input provided by the participants included the following major themes:
• The biggest housing needs facing American Canyon are lower-priced
housing and opportunities for first-time homebuyers.
• The future of American Canyon’s housing needs are primarily more
housing options priced so that younger families can afford to live in the
city and repairs for older homes.
• Respondents found a need for promoting equal access to fair housing
choice as well as fair housing education and landlord/tenant counseling
services.
• Respondents reported a need for down payment assistance programs,
as well as low-cost home repair programs.
• Accessory dwelling unit programs desired include advice on planning an
ADU and financial assistance.
• Down payment assistance was identified as the most needed housing
assistance service.
• Advice on ADU types and financial assistance were the most requested
ADU assistance service.
Additionally, a second mini-survey was conducted during community pop-up
events conducted between January and August 2022, including Pride,
Juneteenth, Meet Me In The Street, and National Night Out. The mini-survey
was available in digital and print versions that allowed the public to provide
feedback on the most important housing issue. Fifty-one percent of the
respondents stated that they own a home in American Canyon. Fifty-six percent
of the respondents from the digital survey stated that lack of affordable housing
options to buy is their top concern.
The surveys provided local and qualitative context to quantitative data collected
for the Housing Needs Assessment and Assessment of Fair Housing, and
informed program design.
Project Website
To further facilitate the distribution and gathering of information, the City
created a separate project website dedicated to the General Plan Update,
including the Housing Element update. The project website provided detailed
background information on the Housing Element, frequently asked questions,
CHAPTER 1 INTRODUCTION
American Canyon Housing Element Background Report, Public Review Draft | 1-3
educational videos and articles, and a calendar of meetings and events. Project
materials associated with the Housing Element update were regularly posted on
the project website, including documents from the community survey and
information before and after community workshops. A link on the website
enabled people to sign up for project email updates and a City staff contact to
provide comment at any time throughout the project process. Website content
was available in English and Spanish. The project website is available at:
https://stories.opengov.com/americancanyonca/published/oD3fjKDBX
Stakeholder Interviews
To gather local expert-level knowledge and input on the Housing Element
Update, three small group interviews were conducted on March 14, 21, and 25,
2022. The City contacted 168 stakeholders, including organizations, businesses,
housing managers, and community members. The following organizations serve
special needs households or renters, providing affordable housing, or offer fair
housing services, and participated in stakeholder interviews:
• Affordable Housing and Market-Rate Housing Developers Working in
American Canyon and Napa and Sonoma Counties (March 14, 2022)
o Charles Durrett, Architect
o Rick Hess, RH Hess Development
o Andrew Killeen, Executive Director, Sonoma Napa Habitat for
Humanity
o Adam Lind, Project Manager, DR Horton
o Erica Roetman Sklar, CEO, Napa Valley Community Housing
• Fair Housing Providers, Interest Groups, and Representatives of Special
Needs Populations (March 21, 2022)
o Elaine Clark, Executive Director Napa/Solano Area Agency on
Aging
o Tracy Lamb, Executive Director, NEWS Domestic Violence &
Sexual Abuse Services
o Pablo Zatarain, Executive Director, Fair Housing Napa Valley
• Housing and/or Service Providers Working in American Canyon (March
25, 2022)
o Lark Ferrell, City of Napa (staff to the Housing Authority of City
of Napa which contracts with American Canyon for housing
services)
o Ali Gaylord, MidPen Housing, Director of Housing for North Bay
o Renee Schomp, The Napa Sonoma ADU Center
1-4 | American Canyon Housing Element Background Report, Public Review Draft
Each stakeholder interview consisted of at least five guided discussion questions
to solicit input from participants on housing topics the groups is most
acquainted with. Interview notes are available in Appendix A.
The input provided by the stakeholder interviewees included the following
major themes:
• There is a need for more areas that allow a mix of uses. Locating housing
near services can help affordable projects compete for state funding.
• Development standards should allow for more flexibility.
• Funding is a bigger barrier than zoning in getting affordable housing
built. State funding programs are competitive, and local funding can
help projects compete.
• Parking requirements are seen as necessary given the community
context (still largely auto dependent), but those same requirements can
prevent projects from achieving the maximum density.
• One way to facilitate building housing is to publicly fund or build
infrastructure or conducting studies to assist developers.
• All special needs populations struggle to find housing (homeless, those
with mental or physical disabilities, large families, seniors, farmworkers,
and very low-income households). Participants noted that much
progress has been made on providing homes for homeless veterans.
Stakeholder interviews provided additional context to the data gathered for the
Housing Needs Assessment, the Assessment of Fair Housing (Appendix C), and
informed policy and program design.
Community Pop-Up Events
At all community pop-up events, the City promoted the Housing Element survey,
and responses to the survey were incorporated into the Housing Needs
Assessment, the Assessment of Fair Housing, and other relevant sections of this
Housing Element.
American Canyon Middle School Event
On April 21, 2022, City staff hosted an educational, interactive pop-up event at
the American Canyon Middle School. The pop-up event materials included
posters explaining the General Plan Update and Housing Element Update, flyers
to advertise a workshop, hard copies of the housing survey, comment cards, and
a sign-in sheet. An additional 35 housing surveys were completed. Public
comments identified lack of affordable housing as the largest housing issue.
CHAPTER 1 INTRODUCTION
American Canyon Housing Element Background Report, Public Review Draft | 1-5
April 21, 2022 American Canyon Middle School Event
American Canyon High School Classroom Visit
On May 13, 2022, City staff visited American Canyon High School and gave the
senior students an informational presentation about the Housing Element
update. Students were able to ask questions of City staff and fill out the Housing
Element survey.
“Meet Me in the Streets” Events
Meet Me in the Streets is a monthly summer event hosted by the American
Canyon Chamber of Commerce and held at Northampton Park. Events include
food trucks, live music, and informational booths hosted by nonprofits or public
agencies.
City staff attended the June 8, July 13, and August 10 events. As a result of the
July 13 event, 42 survey responses were received.
1-6 | American Canyon Housing Element Background Report, Public Review Draft
City of American Canyon booth at July 13 Meet Me in the Street event
Juneteenth
City of American Canyon booth at Juneteeth event
City staff hosted a booth at the City’s Juneteeth event on June 18, 2022, at Main
Street Park. City staff answered questions about the General Plan and Housing
Element update and encouraged visitors to complete the Housing Element
survey. As a result of the event, 29 survey responses were received.
CHAPTER 1 INTRODUCTION
American Canyon Housing Element Background Report, Public Review Draft | 1-7
City of American Canyon Juneteenth banner
June 18 Pride Pop Up
The City’s Pride Pop-up event was held at Community Park 2 in American
Canyon. Twelve responses to the survey were received as a result of this event.
Juneteeth Event at Main Street Park
Senior Center Event
City staff facilitated a workshop at the Adult Activity Center on May 23, 2022.
The event was attended by eight people, and volunteers kept information and
surveys for a week following the event. This resulted in a total of 22 survey
responses.
Public Meetings
City staff gave informational presentations on the Housing Element update
during the Planning Commission’s February 24, 2022, meeting. On March 1,
2022, staff of the Napa Sonoma Collaborative (a consultant team affiliated with
the Association of Bay Area Governments that provides housing element
technical assistance to all Napa and Sonoma County jurisdictions) gave an
informational presentation to the City Council. The meeting was held virtually
and shown live on Napa Valley TV Channel 28. The presentation was also
1-8 | American Canyon Housing Element Background Report, Public Review Draft
available for viewing after the fact on the City’s YouTube page, with subtitles
available in multiple languages.
Community Workshops
Workshop 1 – Introduction to the Housing Element
On April 13, 2022, a virtual workshop was hosted via Zoom, and live on Napa
Valley TV Channel 28. The workshop was also available for viewing after the fact
on the City’s YouTube page, with subtitles available in multiple languages. The
workshop consisted of a presentation from the consultant team, overviewing
the project, and garnering feedback from participants on key topics. The
objective of the workshop was to present introductory information on the
Housing Element, examine current housing needs and conditions, and gather
input. The presentation was organized as follows:
• General Plan
• What is a General Plan?
• Housing Element
• What is a Housing Element?
• Housing Element Chapters
• Regional Housing Needs Assessment (RHNA)
• Community Profile
• Housing Constraints: Types & Examples
• Housing Sites Inventory
• Polling Questions
• Conclusion
• Question and Answer Session
• Next Steps
• How to Stay Involved
A series of polling questions and guided discussion periods were provided
throughout the length of the workshop, along with an open question and
answer session after the presentation was concluded.
The input provided by the workshop attendees included the following major
themes:
• Concerns regarding increased traffic associated with new development,
and ensuring new development has adequate parking for residents.
• When discussing accessory dwelling units, there were concerns of
potential impacts to existing infrastructure, including street parking,
traffic, and additional noise.
• Questions about the City’s and community members’ goals regarding
whether they prefer to expand or maintain the small-town atmosphere,
which would impact the appropriate types of housing.
CHAPTER 1 INTRODUCTION
American Canyon Housing Element Background Report, Public Review Draft | 1-9
• Questions about the role of the City, community members, and the state
when planning future housing and other items such as toll roads on
highways.
• Questions as to what the City could do to encourage housing
affordability, given the increase in housing costs statewide. Local
policies can allow for balance to support open space and preserving
biological resources.
• Question as to whether the Housing Element allows opportunities for
traffic calming measures. Questions regarding transportation planning
and the General Plan update.
• Expression of a desire to maintain open space while implementing
housing.
• Question as to how to provide housing that is affordable for employees
who work in American Canyon.
• Question as to whether corporations are allowed to buy housing to use
for timeshares.
• Question as to how more housing could be built in drought conditions,
which would ultimately increase cost of water.
The workshop was also available for viewing on the City’s YouTube page. The
input received at this workshop was incorporated into the Assessment of Fair
Housing and the constraints analysis and informed program design.
Workshop 2 – Affirmatively Furthering Fair Housing
On April 27, 2022, a virtual workshop was hosted via Zoom, and live on Napa
Valley TV Channel 28, and live on Napa Valley TV Channel 28. The workshop was
also available for viewing after the fact on the City’s YouTube page, with subtitles
available in multiple languages. Approximately five participants attended the
workshop. The workshop was also available for viewing after the fact on the
City’s YouTube page. The workshop consisted of a presentation from the
consultant team, overviewing the project, and garnering feedback from
participants on key topics. The objective of the workshop was to present
introductory information on the Housing Element, examine current fair housing
conditions in American Canyon, and gather input on opportunities to improve
fair housing practices. The presentation was organized as follows:
• General Plan
• What is a General Plan?
• Housing Element
• Housing Element Chapters
• Regional Housing Needs Assessment (RHNA)
• Community Profile
• Affirmatively Furthering Fair Housing
• What is Affirmatively Furthering Fair Housing (AFFH)?
• Fair Housing Legislation
1-10 | American Canyon Housing Element Background Report, Public Review Draft
• Summary of New Housing Element Requirements
• Assessment of Fair Housing
• Fair Housing and Outreach
• Current Conditions in American Canyon
• Integration and Segregation Patterns
• Current Conditions in American Canyon
• Racially and Ethnically Concentrated Areas of Poverty
• Current Conditions in American Canyon
• Disparities in Access to Opportunities
• Current Conditions in American Canyon
• Disproportionate Housing Needs
• Current Conditions in American Canyon
• Polling Questions
• Conclusion
• Question and Answer Session
• Next Steps
• How to Stay Involved
The workshop featured an interactive discussion using a tool called Mural Board
which allows notes to be taken and shared with workshop participants in real
time on a virtual white board. The discussion identified current conditions and
opportunities for improvement based on all five AFFH categories of analysis. The
input provided by the workshop attendees included the following major
themes:
• Desire to connect health and equity in the Housing Element. Desire to
define quality housing, specifically multi-unit housing, to include
considerations of proximity to grocery, transit, physical activity
opportunities, and smoke-free protections for residents.
• Residentials feel informed through forums such as the City Manager’s
newsletter, NextDoor and other forms of social media, and the City’s
website and email lists.
• Lack of pedestrian infrastructure and connectivity. In particular, areas
located along Highway 29 have gaps in sidewalks and participants noted
that empty lots create an incomplete pattern of development and
infrastructure.
• Concerns regarding public safety and traffic if more housing is built.
• Identified a recent project on Melvin Road as one where reduced
parking requirements were allowed.
• Desire to establish more wellness and entertainment activities within
the community.
• Concern about water quality.
• Concerns about long commutes because of lack of jobs and services.
The input received at this workshop was incorporated into the AFFH analysis and
informed program design.
American Canyon Housing Element Background Report, Public Review Draft | 2-1
Chapter 2
Evaluation of Previous
Housing Element
The Evaluation of the Previous Housing Element illustrates accomplishments
that were achieved during implementation of the City’s 5th Cycle Housing
Element. Policies in the 5th Cycle Housing Element addressed the following:
• Providing sufficient residential land with adequate infrastructure to
accommodate the City’s fair share of projected growth, and to facilitate
mobility within the ownership and rental markets.
• Providing a range of housing types within the community to
accommodate a variety of incomes and lifestyles, and to enable
residents to remain in American Canyon throughout their lives.
• Creating neighborhoods that have a high degree of livability and
protecting existing neighborhoods from the adverse effects of
development.
• Maintaining and improving the condition of the existing housing stock.
• Addressing the housing needs of all economic segments of the existing
and future community, including the City’s fair share of the regional
housing need.
• Preserving the City’s existing affordable housing stock and ensuring the
long-term affordability of subsequent affordable units.
• Promoting housing opportunities for special needs groups and for all
people regardless of race, color, religion, gender, sexual orientation,
disability, marital status, ancestry, or national origin.
• Encouraging sustainable residential development and energy
conservation in new and existing housing.
• Maximizing attainment of housing goals and ensuring Housing Element
programs are implemented in a timely manner.
For this update, the City reviewed and evaluated the progress in implementing
the 5th Cycle Housing Element. Table 2-1 and Figure 2-1 show the City’s progress
toward meeting the 5th Cycle RHNA. As of January 2022, the City has permitted
577 units, including 182 very low-, 109 low- and 143 moderate-income units.
Further, 385 units were constructed in the 5th Cycle, including the Canyon Ridge
Apartments (149 units), Valley View Senior Apartments (72 units), and the
Village Vintage Ranch (162 units) in 2021. Although construction of very low-
and low-income units has not kept pace with the identified housing need, in
2-2 | American Canyon Housing Element Background Report, Public Review Draft
2021 the City permitted 124 very low-income and 66 low-income units, more
than enough to accommodate the remaining need.
Table 2-1 Progress Toward The 5Yth Cycle RHNA
Very Low Low Moderate
Above
Moderate Total
RHNA 116 54 58 164 392
Units Permitted
2015-2021
182 109 143 143 5771
Units Constructed
(certificate of
occupancy) 2015-2021
69 31 284 1 385
1 Permitted in 2021: 124 very low-income units, 66 low-income units, and two moderate-income
units.
Implementation Programs, below, outlines the 5th Cycle Housing Element
programs and evaluates the results and effectiveness of each (through 2021).
Most importantly, it reveals program successes and provides a recommendation
for each program moving forward. As shown in the table, many of the programs
are required or designed to directly address an identified constraint or special
housing need. These programs should be continued in the 6th Cycle Housing
Element update. Additionally, in the 6th Cycle, HCD requires jurisdictions to
provide specific objectives with quantified metrics within Housing Element
programs. The recommendation column identifies programs that should be
revised to add specific objectives, metrics, and a process to monitor progress
throughout the planning period.
Figure 2-1 Progress Toward the 5th Cycle RHNA
CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
American Canyon Housing Element Background Report, Public Review Draft | 2-3
Implementation Programs
Evaluation of American Canyon 2015 Housing Element
Programs Objective Timeframe Status of Program Implementation Recommendation
A Program I.2.1: No-Net-Loss Evaluation Procedure
To ensure sufficient residential capacity is maintained
to accommodate the RHNA need, the City will develop
and implement a formal ongoing (project-by-project)
evaluation procedure pursuant to Government Code
Section 56863. Should an approval of development
result in a reduction of capacity below the residential
capacity needed to accommodate the remaining need
for lower-income households, the City will identify and
re-zone sufficient sites to accommodate the shortfall.
In particular, if one of the five commercially-zoned sites
identified as allowing for exclusively residential uses
(i.e., sites 20, 22, 23, 25, or 34) is developed with uses
other than residential or the site is developed with
fewer residential units than counted in the sites
inventory, the City will identify additional sites within
the city that will allow for exclusively residential uses.
The outcomes of this evaluation and monitoring shall
be contained within the City annual housing reports
submitted to HCD as required pursuant to GC Section
65400.
Policies 2.1.1,
2.1.2
Project review
is ongoing with
annual report
to HCD
In 2021, Site 11 was rezoned from Estate Density to
Medium Density. This rezoning action increased housing
unit potential from 10 units to 85 units for an overall
increase of 75 units.
In 2018, the HFP Church was approved on 1.53-acres of a
five-acre site (Site 22). In 2019, the City rezoned the
property to Downtown Core, which increased the housing
density on the remaining 3.65 acres from 20 du/ac to
35du/acre. This rezone increased the dwelling unit potential
on the site to 127 dwelling units which is an increase of 62
dwelling units. Adding the 75 additional units from Oat Hill,
the overall residential capacity is increased by 137 units.
In 2020, the Home2Suites Hotel project was approved on
1.98 acres (Site 25). This approval reduced the number of
developable housing units by 25. This 25-unit decrease is
offset by Site 11 and 22 for a net gain of 112 dwelling units.
In 2019, Site 18 was rezoned to Home Improvement. This
rezoning reduced the number of developable housing units
by 25. This rezoning is offset by Site 11 and 22 for a net gain
of 87 units.
In 2019, the Broadway Materials site (Site 26) was rezoned
to Home Improvement. This rezoning reduced the number
of developable housing units by 25. This rezoning is offset
by Site 11 and 22 for a net gain of 62 units.
The Napa Cove affordable housing project was approved on
two parcels – one that was included in the housing
inventory (Site 27) and one that was not identified in the
inventory for a net increase of 56 dwelling units and an
overall increase of 118 dwelling units.
Sites in the Broadway District, Oat Hill, and Watson Ranch
were rezoned to accommodate additional housing
opportunities. These will be identified in the 6th Cycle
Housing Element.
Required; modify as
appropriate.
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B Program I.2.2: Maintain Inventory of Developable
Sites
To ensure adequate sites are available throughout the
planning period to meet the City's RHNA, the City shall
continue to annually update an inventory that details
the amount, type, and size of vacant and underutilized
parcels to assist developers in identifying land suitable
for residential development. The inventory shall also
describe in detail the number of extremely low-, very
low-, low-, and moderate-income units constructed
annually. The City shall post the inventory on the City
website and make it available at the Planning
Department counter.
Policy 2.1.1 Update
annually
An inventory of housing sites and the number of permits
issued in 2020 is available on the City’s website and front
counter for the Planning Division. The City approved the
Broadway District Specific Plan (BDSP) in July 2018, which
identifies a capacity of 1,200 new units in the Broadway
District. Furthermore, the City approved the Oat Hill
multifamily project that includes 291 apartment units on
two parcels. One parcel is a new addition to the current
inventory. The second parcel is included in the current
inventory but the approval includes a General Plan
Amendment and Zone Change to increase the density from
one unit per acre to 8.5 units per acre.
Required; continue in
the 6th Cycle
C Program I.2.3: Priority Sewer and Water Service for
Affordable Housing
The City shall adopt policies and procedures to provide
priority sewer and water service for developments that
include lower income housing units, consistent with
State law (Government Code Section 65589.7).
Policy 2.1.3 December of
2015
The City modified its Sewer and Water Service to put
affordable housing as the first priority in July of 2019. The
update was codified in American Canyon Municipal Code
(ACMC) Section 13.10.020.
Completed; delete.
D Program I.2.4: Incentives for Second Units
The City shall explore and adopt, as appropriate,
programs and incentives for encouraging second units.
Possible approaches may include, but are not limited
to, preparing an informational manual that describes
the permitting procedures for second units, a pre-
approved design template for second units, reduced
fees for second units, and technical or financial
assistance for homeowners who agree to rent their
second units at affordable rates.
Policy 2.2.4 Explore and
adopt programs
and/or
incentives by
2018
The City adopted new guidelines and standards for Second
Units, or Accessory Dwelling Units (ADUs) in 2017 to align
with new provisions in Government Code Section 65852.2.
The new standards were codified in ACMC Section 19.39.
New incentives for ADU’s remove water and wastewater
capacity fees, reduce parking and fire sprinkler
requirements, and proportionally reduce remaining impact
fees.
In 2018, staff created two handouts that explain the
building permit and zoning requirements for ADUs.
The City joined the Napa-Sonoma ADU coalition to develop
ADU outreach materials and fee estimating software in
March 2019.
The City revised the ADU ordinance to comply with the new
state laws in August 2020.
Objectives completed;
consider keeping to
create new objectives
to further incentivize
ADU development,
particularly in high
resource areas.
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Programs Objective Timeframe Status of Program Implementation Recommendation
E Program I.2.5: Neighborhood Preservation Program
The City shall continue to enforce Neighborhood
Preservation (Chapter 9.04 of the Municipal Code),
which is designed to ensure that individual properties
within neighborhoods are maintained at levels that
protect property rights of both individual property
owners and general neighborhoods, and to minimize
potential nuisances and impacts to the public health,
safety, and welfare.
Policy 2.4.1 Ongoing The City’s Code Enforcement officer continues to
implement this program.
Ongoing. This is not
required by HCD, but if
the Neighborhood
Preservation Program
provides education or
funding to
homeowners for
improvements, the
program should be
kept and modified to
reflect this.
F Program I.2.6: Residential Rehabilitation Loan
Program
Working in collaboration with the City of Napa Housing
Authority, the City shall apply annually for CDBG
funding to support the Residential Rehabilitation Loan
Program, which provides no interest loans to low-
income homeowners to finance home repairs. Funding
is available to repair or replace deficiencies to
residential structural, mechanical, plumbing, and
electrical systems, roofing, water damage, energy
conservation, correction of health and safety issues and
accessibility/mobility modifications. The City shall also
subsidize permit fees for units rehabilitated through the
Residential Rehabilitation Program.
Policies 2.5.1,
2.5.2, 2.5.3
Apply for
funding
annually
The U.S. Department of Housing and Urban Development
awarded the City a $1 million Community Development
Block Grant (CDBG) in 2017, of which $350,000 was for
owner-occupied rehabilitation.
In 2019, the City applied for a new $1 million CDBG grant,
which included an additional $300,000 for owner-occupied
rehabilitation assistance programs, but was not awarded.
The City must address
rehabilitation if
substandard housing is
a constraint in the
community. Continue
in the 6th Cycle,
though objectives and
strategies may be
revised.
G Program I.2.7: Code Enforcement
The City shall continue to use its code enforcement
efforts to improve the existing housing stock. The City
shall provide owners of residential housing units
identified as needing code enforcement actions with
information on the Residential Rehabilitation Loan
Program.
Policies 2.5.1,
2.5.2
Ongoing The City’s Code Enforcement officer continues to
implement this program
Required; continue in
the 6th Cycle.
H Program I.2.8: City-owned Land for Affordable Housing
The City shall sell City-owned land, as available and
feasible for residential development, at a reduced cost
to developers to build affordable housing. The City shall
notify developers of opportunity sites and incentives
through the City website, informational brochures
available at City Hall, and the distribution of Requests
For Proposals as sites become available.
Policy 2.6.3 Review
opportunities
annually
No city-owned land was available during this period. The city has an
obligation to consider
city-owned land for
housing; continue in
the 6th Cycle.
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I Program I.2.9: Employee Housing Program
The City shall explore and adopt, as appropriate,
possible programs, incentives, and/or requirements for
increasing employee housing close to major employers
in American Canyon. Possible approaches may include,
but are not limited to, identifying funding for a first
time homebuyer program tied to place of work,
identifying surplus land for the development of
workforce housing, developing employer incentives
based on the percentage of their employees living close
to work, and/or requiring major employers to plan for
employee housing. In developing the program, the City
shall reach out to major employers to gain an
understanding of the needs of their employee base.
Policy 2.6.10 Begin exploring
options by 2017
and adopt, as
appropriate by
2019
In 2016, the City adopted an Affordable Housing Nexus fee
on nonresidential development. The basis for the fee is that
new non-residential development creates the need for
additional housing in the City of American Canyon.
Completed; delete.
J Program I.2.10: Affordable Housing Fund
The City shall provide financial assistance from the
Affordable Housing Fund, as available, for the
construction of affordable housing and/or to subsidize
development impact fees for affordable housing. The
City shall review and prioritize potential projects based
on the following criteria:
1 Convenient access to transit (or provision of transit
by the project to meet the needs of its prospective
residents).
2 Convenient access to neighborhood services and
facilities, as needed by the prospective residents.
3 Convenient access to neighborhood recreation
facilities, or onsite provision of adequate facilities.
4 Minimal environmental constraints or cost-effective
mitigation of constraints.
5 Cost-effective provision of services and utilities to
the site and onsite.
6 Adequate site area to provide sufficient parking,
open space, setbacks, and building separations.
The City shall hold informational meetings bi-annually,
based on funding availability, to inform affordable
housing developers of available funding.
Policy 2.6.5 Review
opportunities
annually
The City donated land, reduced and deferred impact fees,
approved development concessions, and allocated
approved $1.5 million in funding plus a $930,000 loan to
support the Valley View Affordable Senior Apartment
Project by 2017.
While not required,
this is a valuable tool.
If funding allows, this
program should be
continued in the 6th
Cycle. Specific
objectives (with
metrics and
monitoring) should be
added.
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K Program I.2.11: Incentives for Affordable HousingThe
City shall facilitate the development of affordable
housing in conjunction with market rate rental housing
through the following:
1 Use of housing set-aside funds for mixed income
housing projects that include units affordable to
extremely low-, very low-, and low-income
households;
2 Regulatory incentives, such as expediting permit
processing, deferred fees, and/or reduced parking
requirements based on the bedroom mix of the
project; and
3 Providing up to a 35 percent density bonus and
three concessions/incentives for developments that
include affordable housing, consistent with State
density bonus law.
The City shall publicize the above incentives for market
rate housing to developers and/or other interested
parties by providing informational fliers at the
Community Development Department counter and in
the general development application packet.
Policies 2.6.3,
2.6.5
Ongoing The City required the Village at Vintage Ranch project to
increase the affordability term from 10 to 20 years for eight
very low and eight low-income units in exchange for
extending the term of the project’s Design Permit approval.
In return for a zoning district upgrade, the City obtained 5%
very low income units in perpetuity from the Canyon Ridge
apartments in 2014.
The Valley View project received a 55% density bonus for
providing 70 low and very low income units in 2013.
The City updated its Density Bonus program to comply with
Assembly Bill (AB) 2753 (2018) in February of 2019.
This program should
be continued in the 6th
Cycle. Specific metrics
and monitoring should
be added.
L Program I.2.12: Density Bonus Program
The City shall continue to offer density bonuses
consistent with State law for qualifying affordable
housing and senior housing development. The City shall
prepare and distribute an informational brochure
describing the density bonus provisions.
Policy 2.6.3 Prepare
brochure by
2016
The density bonus brochure was posted to the City’s
website in 2016. See http://bit.ly/2kZ1ScQ website link. The
City updated their Density Bonus Ordinance in February of
2019. The City approved two projects, the Lemos Pointe
Apartments and the Napa Cove Apartments, which both
utilized the Density Bonus program and requested
concessions to design standards. The Lemos Pointe project
consisted of 186 affordable units and the Napa Cove project
consisted of 66 affordable units.
This program should
be continued in the 6th
Cycle. New objectives
should be added and
the City should
commit to updating
the brochure at
regular intervals.
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M Program I.2.13: Planned Development Process
To promote the development of affordable housing
units, the City shall use its planned development
process to negotiate alternative development
standards, such as alternative parking standards, street
improvement standards, maximum density, lot
coverage, and height limits.
Policy 2.6.3 Ongoing The Village at Vintage Ranch will provide 16 low- and very
low-income units.
If the Planned
Development process
has been valuable to
the City, this should be
continued in the 6th
Cycle. Program
objective should be
revised for clarity and
metrics and
monitoring should be
established.
N Program I.2.14: Assist in Accessing Grant Funding
The City shall offer assistance in accessing local, State,
and Federal funding for affordable housing by applying
for such funding, when feasible, on behalf of the
affordable-housing developer, or by providing technical
assistance or documentation necessary to support an
application for funding.
Policies 2.6.5,
2.6.6, 2.6.7
Review funding
opportunities
annually
The City applied for and was successful in obtaining a $1
million CDBG grant for the Valley View Senior Affordable
Housing Project in 2015.
The City received a HUD HOME Investments Partnership
grant in 2017. The $1,000,000 grant allocated $650,000 for
first-time homebuyer programs and $350,000 for owner-
occupancy rehabilitation programs.
The City applied for a CalHome Disaster Assistance funds in
December 2019 and was awarded $2.2 million for down
payment assistance. The funds are to assist low- and
moderate-income survivors of the 2017-2018 wildfires that
were federally declared disasters.
The City applied for $1 million in HOME funds in January
2020 and $1 million in CalHome General Funds for owner-
occupancy rehabilitation and ADU programs in February
2020.
The City applied for the SB 2 Planning Grant from HCD in
December 2019 and received $160,000 in funding to update
its building permit software and Housing Element.
The City applied for the HCD Local Early Action Planning
(LEAP) grant in March 2020 and was awarded $160,000 for
pro-housing efforts.
In 2020, the City assisted the developer successfully receive
Federal TCAC financing for a 186-unit affordable apartment
project.
In 2021, the City assisted the developer successfully receive
Federal TCAC financing for a 66-unit affordable apartment
project.
Successful program. If
funding allows,
continue in the 6th
Cycle. Metrics and
monitoring should be
added.
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O Program I.2.15: Incentives for Lot Consolidation
The City shall offer incentives, such as reduced or
deferred fees, expedited processing, or modified
development standards to owners of small and
underutilized properties for the consolidation and/or
re-use of small lots to create larger parcels with greater
affordable housing development potential. The City will
post information on its website about available
incentives for lot consolidation.
Policy 2.6.3 Identify
appropriate
incentives and
post
information on
website by
2017
Staff completed a reversion to acreage for the Valley View
affordable senior housing project in 2015.
Staff completed two lot mergers in 2016.
Continue in the 6th
Cycle, particularly if
there are number of
lots with potential.
Specific metrics should
be established.
P Program I.2.16: Partner with the Housing AuthorityThe
City shall continue to partner with the City of Napa
Housing Authority or similar entity to take advantage of
administrative resources and receive a reasonable
share of Federal, State, and private funding for housing.
Policy 2.6.6 Ongoing The City Council approved a two-year contract with the City
of Napa Housing Authority in 2019, and a one-year contract
extension in 2021. A new two-year contract is scheduled to
be reviewed by the City Council in mid-2022.
Required. Continue in
the 6th Cycle.
Q Program I.2.17: Inclusionary Housing Program
The City shall continue to require all residential
ownership projects of five or more above moderate-
income units to include affordable units consistent with
the Inclusionary Housing Requirements (Municipal Code
Chapter 19.28). The City shall amend the Inclusionary
Housing Requirements Chapter of the Municipal Code
to remove inclusionary requirements for rental housing.
Policy 2.6.8 Amend
Ordinance in
2015
As required by Program 1.2.17 as a result of the Palmer
decision, the City suspended inclusionary housing
requirements and adopted a Nexus Fee in 2016.
AB1505 reinstated inclusionary housing requirements in
California. Consistent with AB1505, the City amended the
Inclusionary Housing Ordinance in October 2019 to
reinstate inclusionary housing. Consistent with State Law,
the new ordinance provides a menu option for developers
to meet their inclusionary requirements, including paying
in-lieu fees if inclusionary is demonstrated to be cost-
prohibitive.
Continue in the 6th
Cycle. Revise the
program to remove
the municipal code
amendment objective,
which has been
completed. Specific
metrics should be
established to set a
unit goal.
R Program I.2.18: Conduct Nexus Study for Affordable
Housing Fees
The City shall conduct a nexus study to determine an
appropriate and feasible affordable housing impact fee
and shall consider adopting fees, as appropriate, for
rental housing developments and for non-residential
developments (i.e., commercial linkage fee).
Policy 2.6.9 Consider
adopting fee in
2015
The Nexus Study and Commercial linkage fee was adopted
in 2016.
Complete; remove.
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S Program I.2.19: Preserve At-Risk Housing
The City shall contact property owners of units at-risk of
converting to market rate housing within one year of
affordability expiration to discuss the City’s desire to
preserve complexes as affordable housing. The City
shall seek participation from agencies interested in
purchasing and/or managing units at-risk. The City shall
require property owners to give a nine-month notice of
their intent to opt out of low-income use restrictions.
The City shall work with tenants to provide education
regarding tenant rights and conversion procedures
pursuant to California law.
Policy 2.7.1 Ongoing The City of Napa Housing Authority (HACN) worked with the
Lodge apartments to encourage preservation of 11
affordable units that were scheduled to expire in 2016.
HACN worked with the property owner to provide financial
incentives to tenants of affordable units that were
scheduled to expire. In 2018, low-income tenants in nine of
the 11 affordable units were vacated. As of 2022, two low-
income tenants remain.
Required if there are
units identified as at-
risk of conversion to
market rate. Continue
in the 6th Cycle.
Objectives and
strategies may be
revised. Metrics can
be added to establish
a goal, based on the
number of at-risk units
in the city.
T Program I.2.20: Monitor Section 8 Status
In partnership with the Housing Authority, the City shall
monitor apartments for Section 8 status and prepare a
plan for the preservation of these units as affordable
rental housing. The plan will state the City’s proposed
actions for assisting the current property owner in
preserving these affordable units, or assisting in the
acquisition by a non-profit entity dedicated to
permanently preserving the affordability of these rental
units.
Policy 2.7.1 2007-2014 The City of Napa Housing Authority administers the Housing
Choice Voucher (Section 8) program for the City of
American Canyon. In 2021, the Housing Authority
administered 142 housing vouchers, 34 of which were for
the Valley View Senior Apartments.
Continue in the 6th
Cycle. Specific metrics
and monitoring should
be added to provide a
household/unit goal
for the program.
U Program I.2.21: Mobilehome Park Rent Stabilization
Program
The City shall continue to protect the interests of
residents living in existing mobile home parks by
enforcing the Mobilehome Park Rent Stabilization
Program (Chapter 15.04 of the Municipal Code,
adopted 1995), which includes measures for rent
stabilization, strict conversion standards, and relocation
assistance and compensation to residents if parks are
converted to another use.
Policies 2.7.4 Ongoing Ongoing Not specifically
required but this
program addresses a
constraint (high cost
of rent) and works
toward extremely low
income goals;
continue in the 6th
Cycle.
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V Program I.2.22: Rental Assistance Program
The City shall continue support for the Rental
Assistance Program at the State and local level by
maintaining membership in the Napa Housing
Authority.
Policy 2.7.1 Seek funding
for rental
assistance
when available.
The Napa Housing Authority secured 34 HUD-Veterans
Affairs Supportive Housing (HUD-VASH) vouchers for
homeless veterans in 2016. The Napa Housing Authority
was awarded 10 Housing Choice vouchers in 2018 and the
City of American Canyon received those vouchers in 2019.
The City applied for the CDBG CARES Act grant) in August of
2020 and was awarded $98,000 for rental assistance.
The Napa Housing Authority was successful in obtaining
eight Project-Based Vouchers for the Napa Cove Apartment
project in 2022.
Not specifically
required but this
program addresses a
constraint (high cost
of rent) and has been
successful; continue in
the 6th Cycle. Add
metrics and
monitoring.
W Program I.2.23: Rehabilitation Loan Program Outreach
to Elderly Homeowners
The City shall conduct targeted outreach to elderly
homeowners to inform them of the Residential
Rehabilitation Loan Program (Program I.2.6) and PACE
Program.
Policy 2.8.1 Prepare
outreach
materials by
2016
The City Housing Authority provides on-going marketing of
outreach materials to seniors regarding the City’s
Rehabilitation Loan Program. The outreach consists of
flyers, workshops, and newspaper advertisements. The City
Housing Authority also conducts outreach meetings at the
Senior Center and the Family Center in American Canyon.
Due to the Governor's Shelter-In-Place order to prevent the
spread of COVID-19, physical outreach meetings were
suspended in 2020 and 2021.
Works to address
constraints for those
with special housing
needs; continue in the
6th Cycle. Metrics
should be added for
the number of
households the City
hopes to assist.
X Program I.2.24: Facilitate Construction of Housing for
Persons with Disabilities
The City shall facilitate the construction of subsidized
rental housing affordable to extremely low-, very low-
and low-income persons that meet the physical and
supportive service needs of persons with disabilities,
including developmental disabilities, such as:
handicapped accessibility; on-site supportive services
and/or daily living assistance; and transportation. The
City shall continue to publicize financial and regulatory
incentive opportunities to developers interested in the
construction of subsidized rental housing that meets
the needs of persons with disabilities by providing
informational fliers at the Community Development
Department and in all general development application
packets.
Policies 2.8.1,
2.8.5
Ongoing The Valley View Senior Homes affordable housing project
provides handicap accessibility and on-site supportive
services. The project was completed in 2019.
Works to address
constraints for those
with special housing
needs; continue in the
6th Cycle. Metrics
should be added for
the number of
households the City
hopes to assist.
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Y Program I.2.25: Outreach to Developmentally Disabled
The City shall work with the North Bay Regional Center
to implement an outreach program informing residents
of the housing and services available for persons with
developmental disabilities. The City shall make
information available on the City website.
Policies 2.8.1,
2.8.5
Initiate
coordination by
2016
In 2016, the City coordinated with North Bay Regional
Center and has a link to their services on the City’s website.
Works to address
constraints for those
with special housing
needs; continue in the
6th Cycle. New
objectives and metrics
should be added for
the number of
households the City
hopes to assist.
Z Program I.2.26: Zoning for Small Group HomesIn order
to comply with State law, the City shall amend the
Zoning Code to add group homes for six or fewer
residents (i.e., residential care homes) as a permitted
use in the Residential Estate (RE), Medium Residential
(RM), and High Residential (RH) Zoning Districts, in
addition to the zones where they are already allowed.
Subject to the provision of the American Canyon
Municipal Code, group home/residential facilities will
be held to the same standards and permit processing as
single-family homes.
Policy 2.8.8 2016 The City amended the zoning code in 2017 to classify small
group homes, or residential care homes, as permitted uses
for all residential zones with the same standards and permit
processing as single-family homes.
Revise. While the city
allows small group
homes in all
residential zones,
subject only to the
requirements of
typical residential
uses, HCD also
considers conditions
of approval to be a
constraint to large
group homes and
requires jurisdictions
to allow residential
care facilities with
seven or more beds in
the same manner. The
program should be
revised to commit the
City to allow large
group homes in every
residential district
with the same
standards as
residential uses and a
timeline should be
provided.
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AA Program I.2.27: Zoning for Employee Housing
In order to comply with State law (i.e., Health and
Safety Code Sections 17021.5 and 17021.6), the City
shall amend the Zoning Code to allow employee
housing for six or fewer occupants (including farm
employee housing) in all zones allowing single family
residential, and shall amend the RE zone to permit
employee housing of up to 12 units or 36 beds.
Policy 2.8.6 2016 The City amended the zoning code in 2017 to add employee
housing as a use classification with the class as a permitted
use in all residential zones.
Complete; remove.
BB Program I.2.28: Zoning for Single Room Occupancy
The City shall amend the Zoning Code to allow single
room occupancy (SRO) in the Residential High (RH) zone
district, subject to development standards that will
allow and encourage the construction of new SROs.
Policy 2.8.1 2016 The City amended the zoning code in 2017 to add a use
classification for Single Room Occupancy (SRO) facilities.
The use is permitted in high-density residential zones.
Complete; remove.
CC Program I.2.29: Facilitate Construction of Large Units
The City shall facilitate the construction of housing that
includes three- and four-bedroom units affordable to
extremely low-, very low-, and low-income households.
The City shall publicize financial and regulatory
incentive opportunities to developers interested in the
construction of housing that includes larger affordable
units by providing informational fliers at the
Community Development Department and in all general
development application packets.
Policy 2.8.2 Prepare fliers
by 2017
The City prepared fliers in 2017 and they are available on
the City’s Housing website as well as the planning division
counter.
Works to address
constraints for those
with special housing
needs; continue in the
6th Cycle. Metrics
should be added for
the number of
households the City
hopes to assist.
DD Program I.2.30: Farmworker Housing
The City shall continue to support regional efforts to
address farmworker housing issues. The City shall also
offer incentives, such as fee waivers and reduced
development standards, for farmworker housing.
Policy 2.8.6 Reach out to
developers by
2017 and bi-
annually
thereafter
The City added web links to farmworker housing resources
on the City’s housing website.
Works to address
constraints for those
with special housing
needs; continue in the
6th Cycle. Metrics
should be added
identifying the
number of households
the City hopes to
assist.
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EE Program I.2.31: Distribute Homeless Shelter
InformationThe City shall provide information
regarding the Napa Valley Shelter System to City
personnel and others (e.g., newspapers, churches) likely
to be in contact with those needing shelter. Direct
personnel to refer such persons as appropriate.
Policy 2.8.9 Ongoing The City of Napa Housing Authority provides this service on
an ongoing basis.
Ongoing; continue in
the 6th Cycle. Consider
providing this
information (and links
to other resources) on
the City website.
Metrics should be
added identifying the
number of households
the City hopes to
assist.
FF Program I.2.32: Distribute Fair Housing Information
The City shall provide information about Fair Housing of
Napa Valley services to City personnel likely to receive
fair housing complaints, and shall direct employees to
refer such persons as appropriate. The City shall
continue to distribute fair housing information to public
agencies and establishments in American Canyon, in
City buildings and other public locations (e.g., City hall,
fire station, library, post office, community centers), in
City mailings to residents, and on the City website.
Policies 2.9.1,
2.9.2
Ongoing The City of Napa Housing Authority provides this service on
an ongoing basis. Fair housing posters are displayed at City
Hall.
This program works to
meet State objectives
for AFFH; continue in
the 6th Cycle. Consider
providing this
information (and links
to other resources) on
the City website.
Metrics should be
added identifying the
number of households
the City hopes to
assist.
GG Program I.2.33: Fair Housing Event
The City shall annually sponsor a fair housing event in
collaboration with Fair Housing of Napa Valley or any
similar entity targeted to community organizations
serving residents who may experience housing
discrimination, rental property owners, real estate
industry representatives, and lenders.
Policy 2.9.2 Annually The City of Napa Housing Authority provides this service on
an ongoing basis.
This program works to
meet State objectives
for AFFH; continue in
the 6th Cycle.
HH Program I.2.34: Encourage Sustainable BuildingThe
City shall continue to encourage new residential
development and rehabilitation projects to incorporate
sustainable building design and siting, construction, and
operation. The City promotes the reduction of energy
consumption through the use of recycled water for new
large residential, commercial, and industrial
landscaping projects; requires adherence to the City’s
zero water footprint policy that requires new
Policies
2.10.1,
2.10.3, 2.10.4
Ongoing The City adopted a new Electric Vehicle Charging Station
Ordinance that streamlines permit processing for residential
projects in 2019.
The City adopted the Broadway District Specific Plan in
2019, which requires new development in the 300-acre
district to provide 15 percent more energy reduction than
the California Building Code requires.
Ongoing; continue in
the 6th Cycle. Consider
providing information
on resources and
incentives on the City
website.
CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
American Canyon Housing Element Background Report, Public Review Draft | 2-15
Programs Objective Timeframe Status of Program Implementation Recommendation
development to reduce water consumption to a level
sustainable with the city’s long term water supplies, or
provide off-site water conservation measures to reduce
overall citywide water consumption; and participates in
the regional trash recycling programs.
II Program I.2.35: Energy Conservation Fact Sheet
The City shall make available an informational fact
sheet for distribution that will describe the energy
conservation measures that can be instituted in existing
homes for little cost and will save energy and utility
expenses.
Policies
2.10.5, 2.10.7
Distribute fact
sheet by 2016
The Energy Conservation Fact sheet was prepared and is
available on the City’s website.
This works to meet
state objectives
regarding energy
conservation
opportunities;
continue in the 6th
Cycle. The program
may be revised to
establish new
strategies.
JJ Program I.2.36: Adjust Utility Allowances for Green
Affordable Housing Units
As an incentive for the development of green
affordable housing projects, the City shall reduce utility
allowances for affordable green housing units, allowing
developers to charge more rent.
Policy 2.10.1 2016 The City adopted new utility allowances for affordable
housing units and allowed for the adjustments of utility
allowances for green affordable housing units in 2017. The
City updates the utility allowances on an annual basis.
Continue in the 6th
Cycle. Revise to
commit the City to
continue updating the
materials at a defined
interval.
KK Program I.2.37: Annual Housing Element ReportThe
City shall review and report annually on the
implementation of Housing Element programs and the
City’s effectiveness in meeting the program objectives
for the prior calendar year. The City shall present the
annual report to the City Council at a public hearing
before submitting the annual report to the California
Department of Housing and Community Development
(HCD) and the Office of Planning and Research (OPR).
Policies
2.11.1, 2.11.2
Annually The Planning Commission and City Council review the City’s
Annual Report before it is submitted to HCD. The annual
Housing Element report was reviewed at a public hearing by
the Planning Commission in February 2022 and the City
Council in March 2022.
Required. Continue in
the 6th Cycle.
LL Program I.2.38: Maintain Adequate Staffing
The City shall maintain City staffing or contracted
services at levels that are adequate to ensure the
continued prompt consideration of residential
development applications.
Policy 2.11.1 Annual review
of staffing
levels
The City reviews staffing levels in conjunction with the
annual fiscal year budget.
Continue in the 6th
Cycle. Consider
revising the program
to add an objective
committing the City to
recruiting a diverse
workforce.
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American Canyon Housing Element Background Report, Public Review Draft | 3-1
Chapter 3
Housing Needs
Assessment
Key Findings
• American Canyon is expected to grow faster than other cities in Napa
County over the next 20 years.
• American Canyon is the most racially/ethnically diverse city in Napa
County.
• Residents' mean one-way commute time is nearly 40 minutes, and the
city is a net exporter of workers.
• Household sizes and the proportion of households with children is
larger than the rest of the county, and household sizes are trending
higher.
• Renter households are overcrowded at higher rates than residents who
own their homes, and more acutely at the low-income range. Renters,
especially lower-income households, also tend to be more likely to be
cost burdened, paying more than 30 percent of their income on housing
expenses.
• The majority of homes in the city are single-family detached homes.
Mobile homes are the second-largest category of housing type. About
thirty percent of housing units were built before 1980 and can be
assumed to need rehabilitation.
• Many seniors own their own homes, and frequently own mobile homes.
Introduction
The Housing Needs Assessment analyzes the demographic, socioeconomic, and
housing characteristics of the City of American Canyon with the intent to identify
specific housing needs for the city’s current and future residents. Key
components of this assessment include population and employment trends,
household characteristics, and an analysis of housing conditions. This Needs
Assessment establishes a baseline from which housing recommendations can
be made for the Housing Element.
Housing needs data in American Canyon are compared to Napa County.
Although certain demographic characteristics may differ between American
Canyon and Napa County, many of the housing trends and needs in the city are
3-2 | American Canyon Housing Element Background Report, Public Review Draft
common throughout the wider County area. Establishing an understanding of
the local housing needs will help the city determine how much and what type
of housing to plan for.
This chapter includes the following sections:
• Population and Employment Trends
• Existing Households
• Housing Characteristics
• Special Housing Needs
Population and Employment Trends
This section relies primarily on population, housing, and employment data
published by the U.S. Census, the California Department of Finance (DOF), and
the Association of Bay Area Governments (ABAG), specifically from the ABAG
Pre-Reviewed Data Package, as indicated in the table sources.
Background
The City of American Canyon is located in southern Napa County, just north of
Solano County and the city of Vallejo. The city is located approximately 45 miles
west of Sacramento along Interstate I-80 and is approximately 5.5 square miles.
American Canyon incorporated in 1992. Since its incorporation, the city has
increased residential development and added business and commercial
development along Highway 29 and in the Green Island Industrial Park in the
northern part of the City. In 1990, the Census Bureau reported the population
of the American Canyon Census Designated Place (CDP) as 7,706. The city
experienced rapid growth between 1995 and 2005, from 8,689 to 14,197
residents, a 45.3 percent increase. However, population growth slowed
between 2005 and 2010, during the recession as housing development was
impacted. Between 2015 and 2022, population increased just 5.7 percent, from
20,481 to 21,658. The Department of Finance (DOF) estimates that the city had
a population of 21,658 in 2022. Table 3-1 shows population growth trends for
American Canyon from 1995 to 2022.
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Table 3-1: American Canyon Population Growth Trends (1990-2020)
Year Population Numerical Change Change
1995 8,689 NA N/A
2000 9,774 1,085 12.5%
2005 14,197 4,423 45.3%
2010 19,454 5,257 37.0%
2015 20,481 1,027 5.3%
2020 20,837 356 1.7%
2021 21,566 729 3.5%
2022 21,658 92 0.4%
Source: Department of Finance (DOF), E-5 Series.
Population Trends
Other municipalities within Napa County include Yountville, St. Helena, Napa,
and Calistoga. Table 3-2 illustrates the city’s population change in comparison to
neighboring jurisdictions. Between 2010 and 2020 the population countywide
increased by 1.1 percent. During this 10-year period, American Canyon was the
fastest growing city in the county, increasing by 7.1 percent from 19,454 to
20,837. The most populous city in Napa County remains the city of Napa with a
population of 79,246 in 2020.
Table 3-2: Neighboring Jurisdictions Population Trends (1990–2020)
Jurisdiction Name 1990 2000 2010 2020
Change (2010-2020)
Number Percent
City of Calistoga 4,468 5,190 5,155 5,228 73 1.4%
City of Napa 64,865 72,585 76,915 79,246 2,331 3.0%
City of St. Helena 4,990 5,950 5,814 5,430 -384 -6.6%
City of Yountville 3,259 2,916 2,933 2,685 -248 -8.5%
Napa County 110,165 124,279 136,484 138,019 1,535 1.1%
City of American Canyon 7,706 9,774 19,454 20,837 1,383 7.1%
Source: ABAG Pre-Approved Data Package; U.S. Census, 1990, 2000, 2010, and 2020.
Table 3-3 shows the population projections prepared by the Association of Bay
Area Governments (ABAG) for American Canyon and other jurisdictions in Napa
County. Between 2020 and 2040, American Canyon is expected to grow more
than five percent each decade, increasing to a population of 23,830 in 2030 and
25,280 in 2040. Compared to the other jurisdictions in the county, American
Canyon is projected to have the second-largest percent change in population
growth from 2020 to 2040, growing by a total of 15.8 percent. This is slightly
higher than the projected countywide population growth of 14.5 percent during
the 20-year period.
3-4 | American Canyon Housing Element Background Report, Public Review Draft
Table 3-3: Napa County Jurisdictions Population Projections (2010–2040)
Jurisdiction
Name 2010 2020 2030 2040
Percent Change
2010-
2020
2020-
2030
2030-
2040
2020-
2040
Napa County Total 136,484 138,019 151,445 158,050 1.12% 9.73% 4.36% 14.51%
American Canyon 19,454 21,837 23,830 25,280 12.25% 9.13% 6.08% 15.77%
Calistoga 5,155 5,228 5,485 5,600 1.42% 4.92% 2.10% 7.12%
Napa 76,915 79,246 82,205 86,715 3.03% 3.73% 5.49% 9.43%
St. Helena 5,814 5,430 6,655 6,800 -6.60% 22.56% 2.18% 25.23%
Yountville 2,933 3,436 3,385 3,535 17.15% 1.48% -4.43% 2.88%
Source: U.S. Census 2010, 2020 and Plan Bay Area 2040 Projections.
Age of Population
The population of American Canyon has shifted over the past decade. The
number of children and younger adults, groups age 0-14 and age 25-44,
decreased in size between 2010 and 2019. The middle-aged and senior age
groups increased in size, including those age 45-85 and age 85+. The age groups
with the largest increase were age 55-64 with an increase from 2,064 to 2,470
and age 65-74 from 1,041 to 1,374. Figure 3-1 shows the distribution of
population by age group from 2000 to 2019.
Figure 3-1: Population by Age, 2000-2019
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1,
Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table
B01001
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American Canyon Housing Element Background Report, Public Review Draft | 3-5
Demographics
American Canyon has become more diverse over the last two decades. The
composition of American Canyon’s population has historically differed from the
countywide and statewide populations, with a smaller proportion of individuals
of Hispanic/Latino origin and a larger proportion of individuals of Asian/Pacific
Islander origin in comparison. Over the last two decades, the Hispanic/Latino
population and Asian/Pacific Islander population have both increased.
Figure 3-2 compares the racial and ethnic composition of the population of
American Canyon from 2000 to 2019. In 2000, the majority of the population in
American Canyon was white; however, since 2000 the proportion of white
residents decreased. By 2010, the largest racial/ethnic group was Asian/Pacific
Islander, making up 33 percent of the population. In 2020, the Asian/Pacific
Islander population represented the largest racial/ethnic group (36.8 percent),
followed by the Hispanic/Latino population (28.0 percent), and the white
population (21.4 percent).
Figure 3-2: Population by Race, 2000-2019
U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey
5-Year Data (2015-2019), Table B03002
Employment Trends
American Canyon is a net exporter of workers, with 9,639 employed residents
and 4,447 jobs according to the 2015-2019 ACS. The ratio of jobs to resident
workers is 0.46. As shown in Figure 3-3, the largest percentage of employed
3-6 | American Canyon Housing Element Background Report, Public Review Draft
residents held jobs in the Health & Educational Services Industry (40.1 percent).
Significant percentages of workers were also employed in Manufacturing,
Wholesale, & Transportation (19.2 percent); Financial & Professional Services
(12.4 percent); and Retail Industries (10.6 percent). The County of Napa has a
similar composition of employment by industry but has a larger percentage of
the employed population working in Financial & Professional Services and
Agriculture & Natural Resources.
Recent estimates released by the California Employment Development
Department (EDD) show American Canyon’s unemployment rate was 3.2
percent as of March 2022. This rate is the same as the County of Napa whose
unemployment rate was 3.2 percent.
Figure 3-3: Employment by Industry
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030
Of the employed workforce, 79.6 percent commuted to work driving alone. The
mean travel time was 37.3 minutes one way. Due to the relatively small
geographic size of the city, this indicates many of the city’s residents commute
to jobs outside of the city. These drive times are higher than the countywide
average of 25.6 minutes.
The largest areas for employment within American Canyon are the Industrial
area in the northwest portion of the city and the Commercial District along
Highway 29, which bisects the community. Major employers in the city, shown
in Table 3-4, include Walmart, industrial warehouses for manufacturing, storage,
and wine production. As stated above, the average drive times in relation to
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-7
geographic size of the community seems to indicate that most of the population
does not work within the city limits.
Table 3-4: Major Employers in American Canyon
Employer
Number of
Employees
Percentage of Total City
Employment
Walmart Supercenter 325 3.32%
G.L. Mezzetta, Inc. 300 3.06%
Napa Valley Unified School District (AC) 298 3.04%
Ikea Distribution Services, Inc. 183 1.87%
A Bright Future, Inc. 180 1.84%
Coca-Cola Amcan Beverages 160 1.63%
Safeway Inc. #1883 126 1.29%
Wine Direct Inc. 115 117%
Western Wine Services, Inc. 100 1.02%
City of American Canyon 89 0.91%
Source: City of American Canyon, Comprehensive Annual Financial Report, 2018
The Broadway District Specific Plan, approved in July 2019, outlines future
development of properties in the Broadway District along Highway 29 to mixed-
use neighborhoods with diverse commercial and residential uses. This area
includes the downtown core, business park, home improvement, mixed-use,
and residential neighborhoods. With buildout of the Broadway District Specific
Plan, higher-density development will accommodate mixed-use and high-
density housing as well as commercial uses in the geographical center of the
city. To the east of Highway 29, development of the Town Center, facilitated by
the Watson Ranch Specific Plan adopted in October 2018, includes mixed-use
developments and affordable housing with walkable neighborhoods and a
commercial center.
According to the California Employment Development Department (EDD) 2018-
2028 industry employment projections for Napa County, employment, which
includes self-employment, unpaid family workers, private household workers,
farm employment, and nonfarm employment, is expected to reach 94,100 by
2028, an increase of 9.5 percent over the 10-year projection period. Table 3-5
shows annual average employment projections by industry sector. Total
nonfarm employment is projected to grow by 7,600 jobs by 2028. Projected
nonfarm job growth is concentrated in two industry sectors:
• The leisure and hospitality sector is projected to add 3,300 jobs.
• The manufacturing sector is projected to add 2,300 jobs.
3-8 | American Canyon Housing Element Background Report, Public Review Draft
Table 3-5: Napa County Projected Growth by Industry Sector (2018-2028)
Industry
2018 Annual
Average
Employment
2028 Projected
Annual
Average
Employment
Numerical
Change
Percent
Growth
Mining, Logging,
and Construction
4,700 4,800 100 2.1%
Manufacturing 13,200 15,500 2,300 17.4%
Trade,
Transportation,
and Utilities
10,200 10,700 500 4.9%
Information 400 300 -100 -25%
Financial Activities 2,200 2,200 0 0%
Professional and
Business Services
7,200 7,700 500 6.9%
Educational
Services (Private),
Health Care, and
Social Assistance
10,100 10,900 800 7.9%
Leisure and
Hospitality
13,500 16,800 3,300 24.4%
Other Services
(excludes Private
Household
Workers)
2,100 2,400 300 14.3%
Government 10,500 10,500 0 0%
Source: California Employment Development Department (EDD), 2018-2028 Employment
Projections, 2019.
Most jobs expected to be created over the next 10 years will be in industries
employing low- and moderate-income individuals in manufacturing, leisure and
hospitality, and other industries. However, because American Canyon’s
employment base is relatively small, a single or small number of large employers
moving to or expanding in the city could significantly affect the local
employment mix.
Employee Wages
Table 3-6 shows wage data in Napa County in 2020. The median hourly wage
was $17.57 an hour with an annual mean wage of $47,760. This data does not
include median wages specifically for American Canyon; however, it does
provide useful wage information for similar industries in the city. In 2020, food
preparation and serving-related jobs had the lowest annual wages followed by
personal care and service work and farming, fishing, and forestry jobs.
Management, legal, and healthcare jobs had the highest wages.
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Table 3-6: Napa County Wages by Occupation (2020)
Occupation Type
Mean
Hourly Wage
All Occupations $29.63
Management Occupations $65.54
Business and Financial Operations Occupations $38.58
Computer and Mathematical Science Occupations $46.05
Architecture and Engineering Occupations $42.32
Life, Physical, and Social Science Occupations $39.23
Community and Social Services Occupations $30.27
Legal Occupations $63.70
Education, Training, and Library Occupations $33.90
Arts, Design, Entertainment, Sports, and Media Occupations $30.46
Healthcare Practitioner and Technical Occupations $48.28
Healthcare Support Occupations $22.59
Protective Service Occupations $28.65
Food Preparation and Serving Related Occupations $17.29
Building and Grounds Cleaning and Maintenance Occupations $18.71
Personal Care and Service Occupations $17.73
Sales and Related Occupations $25.34
Office and Administrative Support Occupations $24.16
Farming, Fishing, and Forestry Occupations $19.49
Construction and Extraction Occupations $31.35
Installation, Maintenance, and Repair Occupations $27.86
Production Occupations $26.06
Transportation and Material Moving Occupations $20.39
Source: Bureau of Labor Statistics, Napa County Occupational Employment and Wage Statistics,
2020.
3-10 | American Canyon Housing Element Background Report, Public Review Draft
Household Characteristics and Trends
The characteristics of the city's households can be further evaluated by
examining the number of households, household size, composition, age, the
proportion of family households (two or more related persons), the proportion
of families with children, the number of single-parent households, and the age
of householders. A change in any of the above characteristics can signify what
the current and future demand of housing might be. These are important
indicators in comparing demographic and population growth to housing
demand.
Household Trends
Households are defined by the US Census as all persons who occupy a housing
unit, which may include single persons living alone, families related through
marriage or birth, and unrelated individuals living together. Persons living in
retirement or convalescent homes, dormitories, or other group living situations
are not considered households per the U.S. Census.
The number of households in American Canyon has slightly decreased in recent
years. In 2019, the total number of households in American Canyon was 5,296.
Figure 3-4 illustrates the numerical change in household growth from 2010 to
2019.
Figure 3-4: Household Growth Trends in American Canyon (2010–2019)
Source: US Census. 2010-2019 Census ACS 5- Year Estimates
Household sizes are increasing in American Canyon. In 2020, two-person and
four-person households made up the largest percentage of households in the
city. Countywide the proportion of single-person and two-person households
was greater than in American Canyon, while the city had a higher percentage of
households with three to seven members. This distribution of households by
size is consistent with other data showing that the city houses more families
with children and a larger average family size. The lower proportion of older
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-11
adults in the city compared to the county is also a factor, as older adults tend to
comprise mostly single-person or two-person households.
In 2000, most households were comprised of one and four persons. The
percentage of households with five or more persons increased between 2000
and 2010 by about 14 percent, from 11 percent to 25 percent of all households.
In 2020 the percentage of households with five or more persons stayed the
same at 25 percent. The proportion of households with five or more persons
was much higher than the county (12.1 percent). Additionally, the number of
single- and two-person households in American Canyon decreased slightly
between 2010 and 2020. (Table 3-7)
Table 3-7: Number of Persons Per Household (2000-2020)
American Canyon Napa County
2000 2010 2020 2020
1 Person 20% 14% 12% 26%
2 Persons 34% 24% 23% 34%
3 Persons 19% 17% 17% 14%
4 Persons 16% 20% 23% 14%
5 Persons 6% 13% 14% 8%
6 Persons 3% 6% 6% 3%
7+ Persons 2% 6% 5% 1%
Source: U.S. Census, 2000, 2010, and 2020, Table B25009.
According to 2015-2019 ACS estimates, the average household size in American
Canyon is 3.81 persons per household, much higher than the countywide
average of 2.78. The average household size in owner-occupied units was 3.41
and the average household size of a renter-occupied unit was 3.49. The 2007-
2011 ACS also reported that over three-fourths (84.2 percent) of all households
in the city were family households, compared to 68 percent countywide
(Figure 3-5). Half (50.2 percent) of all households were families with kids—much
higher than the countywide rate of 31.6 percent.
3-12 | American Canyon Housing Element Background Report, Public Review Draft
Figure 3-5: Household Composition by Type
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001
Overcrowding
The U.S. Census defines overcrowding as a unit with 1.01 persons to 1.5 persons
per room excluding bathrooms and kitchens. Units with more than 1.5 persons
per room are considered severely overcrowded and can lead to increased health
and safety concerns. Increases in the intensity of persons within a given space
can also place additional stress on existing housing stock and infrastructure.
Overcrowding typically results when either: 1) the cost of available housing with
enough bedrooms for larger families exceeds a family’s ability to afford such
housing, or 2) unrelated individuals (such as students or low-wage adult
workers) share a dwelling unit due to high housing costs. Renters are generally
more impacted by overcrowding due to the inability to find affordable rental
units that are large enough to accommodate their family without causing
overcrowding, as shown in Figure 3-6. In American Canyon, approximately 2.9
percent of owner households were overcrowded and 15.3 percent of renter
households were overcrowded.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-13
Figure 3-6: Overcrowding by Tenure and Severity
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Overcrowding often disproportionately affects low-income households. As
shown in Figure 3-7, very low-income households (those earning 31 to 50
percent AMI) have the highest proportion of overcrowding in American Canyon
compared to other income levels.
3-14 | American Canyon Housing Element Background Report, Public Review Draft
Figure 3-7: Overcrowding by Income Level and Severity
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Overpayment
For many households, housing cost is the largest monthly expense. Those who
overpay for housing, also known as cost burdened, may have difficulty affording
other basic necessities. However, to truly evaluate housing affordability,
individual circumstances and factors must be taken into account. These factors
include long-term debt, mortgage interest rates, the number of dependent
family members in a household, and other large, ongoing expenses (such as
medical bills). Since it is impossible to consider each household’s individual
circumstances, the 30 percent rule-of-thumb provides a general measure of
housing affordability for the average household.
Households that spend more than 30 percent of their income on housing are
generally considered to be overpaying, while homes that spend 50 percent or
more of their gross income on housing are considered to be severely overpaying.
Although families with large incomes can be affected by overpayment, the
impacts are generally greater with low-income households.
As shown in Table 3-8, the percentage of residents overpaying generally
decreases as income increases. Renters also typically have a higher percentage
of overpayment than owners. In 2018, 62.0 percent of lower-income renter
households were overpaying for housing, compared to 42.5 percent of
moderate-income households and 11.9 percent of above-moderate income
households overpaying for housing.
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Table 3-8: Percent of Households Overpaying for Housing, American Canyon
and Napa County, 2014-2018
Income
American Canyon Napa County
Paying
>30%
Paying
>50%
Paying
>30%
Paying
>50%
Owner Households
Household Income <=30% HAMFI 92.7% 83.6% 80.8% 68.7%
Household Income >30% to <=50% HAMFI 38.5% 21.5% 65.4% 37.0%
Household Income >50% to <=80% HAMFI 45.0% 19.2% 43.0% 20.5%
Household Income >80% to <=100% HAMFI 38.1% 12.7% 43.6% 14.0%
Household Income >100% HAMFI 12.8% 1.5% 15.2% 2.3%
Total Owner Households 26.5% 11.8% 28.7% 12.2%
Renter Households
Household Income <=30% HAMFI 87.8% 86.3% 81.2% 65.0%
Household Income >30% to <=50% HAMFI 74.3% 51.4% 84.4% 45.9%
Household Income >50% to <=80% HAMFI 68.8% 14.6% 68.2% 20.2%
Household Income >80% to <=100% HAMFI 80.0% 0.0% 44.2% 5.0%
Household Income >100% HAMFI 5.9% 0.0% 11.3% 0.5%
Total Renter Households 47.9% 28.0% 48.8% 22.3%
Total Households
Household Income <=30% HAMFI 90.6% 84.9% 80.9% 66.5%
Household Income >30% to <=50% HAMFI 50.0% 32.0% 76.1% 42.0%
Household Income >50% to <=80% HAMFI 51.2% 17.9% 55.0% 20.4%
Household Income >80% to <=100% HAMFI 42.5% 11.0% 43.8% 10.2%
Household Income >100% HAMFI 11.9% 1.2% 14.2% 1.9%
Total Households 31.2% 15.4% 36.0% 15.9%
Source: CHAS data, 2014-2018.
Renters generally have a higher incidence of overpaying and other housing
problems. Figure 3-8 shows that renters in American Canyon had a higher
proportion of cost burden compared to owners.
3-16 | American Canyon Housing Element Background Report, Public Review Draft
Figure 3-8: Cost Burden by Tenure
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091
Lower-income households experience a higher incidence of cost burden as well,
as shown by Figure 3-9. Approximately 88 percent of extremely low-income
households were cost burdened compared to 13 percent of above-moderate-
income households.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-17
Figure 3-9: Cost Burden by Income Level
U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability
Strategy (CHAS) ACS tabulation, 2013-2017 release
Currently, people of color are more likely to overpay for housing than white
residents. Figure 3-10 shows black/African American (47 percent),
Hispanic/Latino (38 percent), and other race/multiple races (48 percent) have
the highest percentage of households paying more than 30 percent of their
income for housing. American Indian/Alaska Native (7 percent), white non-
Hispanic (27 percent), and Asian American/Pacific Islander (27 percent)
populations had the lowest proportions of households overpaying for housing.
3-18 | American Canyon Housing Element Background Report, Public Review Draft
Figure 3-10: Cost Burden by Race
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Some households choose to pay over 30 percent of their income on housing for
various reasons, such as location, amenities, or other features. Other
households choose to pay higher percentages of their income on housing
because they may receive tax advantages or are willing to be temporarily cost-
burdened with the knowledge that their income will likely increase, shortening
the percentage of payments against their monthly income on a long-term basis.
In contrast, some households must pay a large percentage of their income for
housing because lower-cost options are not available.
Household Tenure
Housing tenure refers to a household’s status as a renter or owner of their home.
The decision to rent or own can be affected by factors such as housing cost,
housing financing, housing supply, and other constraints. Figure 3-11 shows
households by tenure in American Canyon compared to Napa County in 2019.
American Canyon has a higher proportion of owner households than Napa
County as a whole, with a homeownership rate of 77 percent compared to 64
percent countywide.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-19
Figure 3-11: Households by Tenure
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003
Figure 3-12 shows housing unit growth from 1990 to 2020. The city experienced
rapid housing growth until 2010 when growth slowed substantially.
Figure 3-12: Housing Units in American Canyon
Source: U.S. Census, 1990, 2000, 2010, 2020.
Figure 3-13 illustrates tenure by age of householder. The largest group of owners
in the city was 45 to 54 years of age, followed by 35 to 44 years of age. The
largest group of renters in the city was individuals by 45 to 54, followed by 35 to
44 years of age, and then 25 to 34 years of age. The analysis reveals that younger
adults tend to rent whereas older adults tend to own their homes.
3-20 | American Canyon Housing Element Background Report, Public Review Draft
Figure 3-13: Housing Tenure by Age of Householder
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007
Income Characteristics and Needs
The U.S. Department of Housing and Urban Development (HUD) calculates the
Area Median Income (AMI) for a four-person household for each area of the
country for the purpose of determining eligibility for Housing Choice Vouchers
and other federal programs. The Napa County 2021 HUD-calculated median
income was $101,500. The California Department of Housing and Community
Development (HCD) calculates income levels slightly differently than HUD to
determine eligibility for certain state housing programs. The Napa County 2021
HCD-calculated Median Family Income (MFI) was $109,200. For purposes of the
Housing Element, the state income definitions are used throughout, except for
the data that have been compiled by HUD, which is specifically noted.
The State of California uses five income categories based on the median income:
• Extremely Low-Income: 30 percent or less of the median family income
• Very Low-Income: 31 percent to 50 percent of the median family income
• Low-Income: 51 percent to 80 percent of the median family income
• Moderate-Income: 81 percent to 120 percent of the median family
income
• Above Moderate-Income: Greater than 120 percent of the median
family income
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-21
Household Income
Table 3-9 provides 2021 household income thresholds for a four-person
household based on the HCD median income for Napa County.
Table 3-9: Income Definitions (2021)
Income Group Income Definition 2021 HCD Income Limits
Extremely Low-Income 0% to 30 % AMI $34,100
Very Low-Income 30% to 50% of AMI $56,850
Low-Income 50% to 80% of AMI $90,050
Moderate Income 80% to 120% of AMI $109,200
Above Moderate Income >120% AMI $131,050
Source: HUD and HCD State Income Limits for 2021, 2021
Approximately 34.6 percent of households in American Canyon are lower
income (earn less than 80 percent of AMI) and 63.3 percent of households are
moderate and above moderate income. Of the lower income households, 27.4
percent are extremely low income (earn less than 30 percent of AMI). This
distribution of income levels is similar to Napa County. Figure 3-14 shows the
proportion of households by household income level in American Canyon and
Napa County.
Figure 3-14: Households by Household Income Level
U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability
Strategy (CHAS) ACS tabulation, 2013-2017 release
3-22 | American Canyon Housing Element Background Report, Public Review Draft
Table 3-10 illustrates the HCD 2020 income limits by household size (i.e., people
per household) for Napa County. An income below $60,100 for a single person
was considered low income. An income of $113,300 for an eight-person
household was also considered low income.
Table 3-10: Napa County Income Limits Per Household Size
Household
Size
Extremely Low-
Income Households
Very Low-Income
Households
Low-Income
Households
1 Person $22,750 $37,950 $60,100
2 Persons $26,000 $43,350 $68,650
3 Persons $29,250 $48,750 $77,250
4 Persons $32,500 $54,150 $85,800
5 Persons $35,100 $58,500 $92,700
6 Persons $37,700 $62,850 $99,550
7 Persons $40,300 $67,150 $106,400
8 Persons $44,120 $71,500 $113,300
Source: HCD State Income Limits for 2020, 2020.
The American Community Survey provides another estimate of household
income. Table 3-11 shows household income in American Canyon and
countywide. According to 2015-2019 ACS data, the household median income
in American Canyon is fifteen percent higher than the County, $101,792
compared to $88,596. Almost one-third of the households in American Canyon
earn more than $150,000 per year. In Napa County, about one-quarter of the
households earn $150,000 or more per year.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-23
Table 3-11: Household Income (2019)
Income
American Canyon Napa County
Number Percent Number Percent
Less than $5,000 61 1.2% 851 1.7%
$5,000 - $9,999 65 1.2% 789 1.6%
$10,000 - $14,999 230 4.3% 1,428 2.9%
$15,000 - $19,999 138 2.6% 1,162 2.4%
$20,000 - $24,999 82 1.5% 1,277 2.6%
$25,000 - $34,999 213 4.0% 2,903 6.0%
$35,000 - $49,999 468 8.8% 4,934 10.1%
$50,000 - $74,999 748 14.1% 7,278 14.9%
$75,000 - $99,999 557 10.5% 6,397 13.1%
$100,000 - $149,999 1,032 19.5% 9,073 18.6%
$150,000 or more 1,702 32.1% 12,613 25.9%
Median Household Income 101,792 -- 88,596 --
Source: ACS 5-year estimates, in 2012 inflation adjusted dollars, 2015-2019.
Poverty as defined by the Census Bureau is also a useful measure of income
distribution. In 2019, 1,573 residents, or 7.8 percent of the population, were
below the poverty level, the same percentage as Napa County. About 44 percent
of those under the poverty level were Whites/Non-Hispanic and 16.2 percent
were Black or African American alone. American Canyon and Napa County had
a lower proportion of people living below the poverty level compared to the
entire state. Statewide 2015-2019 ACS data revealed that approximately 13.4
percent of the total state population was below the poverty level.
Housing Costs and Rental Rates
FAIR MARKET RENT
Fair Market Rent (FMR) is defined by HUD as the amount needed to pay the
gross rent (shelter rent plus utilities) of privately-owned, decent, safe, and
sanitary rental housing of a modest (non-luxury) nature with suitable amenities
in a geographic area. The rents are drawn from the distribution of rents of all
units that are occupied by recent movers. Adjustments are made to exclude
public housing units, newly built units, and substandard units. Fair market rents
for Napa County in 2022 are shown in Table 3-12.
3-24 | American Canyon Housing Element Background Report, Public Review Draft
Table 3-12: Napa County Fair Market Rents (2022)
Area Studio
1
Bedroom
2
Bedroom
3
Bedroom
4
Bedroom
Napa County $1,438 $1,645 $2,164 $2,924 $2,935
Source: HUD FY 2022 Fair Market Rent Documentation System, 2022.
HOME PRICES
CoreLogic, a home sales analysis and reporting company, reported that the
median home price for single-family residences and condominiums in American
Canyon increased by 26.3 percent between 2021 and 2022, from $475,000 to
$600,000. Median home prices in Napa County as a whole are on the rise as
well, increasing 22.8 percent from 2021 to 2022, from $615,000 to $755,000.
The median home sales price in American Canyon of $600,000 in 2022 was 26
percent less than the County’s median home sales price.
According to Zillow, the typical home value in American Canyon was $753,000
in December of 2021, up 18.4 percent from 2020 ($636,000). Typical home value
is seasonally adjusted and only includes the middle price tier of homes. The
largest proportion of homes in American Canyon were valued between
$500,000-$750,000. By comparison, the typical home value was $768,410 in
Napa County and $1,077,230 in the Bay Area overall. Like American Canyon, the
largest share of homes in Napa County were valued between $500,000 and
$750,000. However, compared to American Canyon Napa County has a larger
share of homes valued between $500,00 and $750,000, $1,000,000 and
$1,500,000, $1,000,000 and $2,000,000, and greater than $2,500,000. American
Canyon has a larger share of homes valued at less than $250,000 and between
$250,000 than Napa County. Figure 3-15 shows Zillow Home Value Index (ZHVI)
for American Canyon and Napa County. ZHVI is a seasonally adjusted measure
of the typical home value and market changes across a given region and housing
type, reflecting typical value for homes in the 35th to 65th percentile range. This
measure includes all owner-occupied housing units, including single-family
homes and condominiums.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-25
Figure 3-15: Zillow Home Value Index
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075
Figure 3-16 compares home values of owner-occupied units in American Canyon
and Napa County. The largest share of homes were valued between $500,000
and $750,000 in American Canyon and Napa County.
Figure 3-16: Home Values of Owner-Occupied Units
Zillow, Zillow Home Value Index (ZHVI)
3-26 | American Canyon Housing Element Background Report, Public Review Draft
RENTAL PRICES
In American Canyon, the largest proportion of rental units were $1,500 to
$2,000 per month, totaling 38 percent of all rental units, followed by units
renting for $2,000 to $2,500 per month (20.8 percent). Figure 3-17 shows the
proportion of rental units by rent costs in American Canyon and Napa County.
Figure 3-17: Contract Rents for Renter-Occupied Units
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056
The City permits manufactured homes (on permanent foundations) consistent
with state law, in single-family districts. Manufactured or mobile homes in
mobile home parks are an important source of affordable housing in the city.
There are several mobile home parks located in American Canyon, all located in
the southeastern portion of the city, south of American Canyon Road and east
of Highway 29. Most of the manufactured subdivisions and mobile home parks
have been in existence since the time of incorporation with no current
applications for additional mobile home parks. This type of housing is an
important source of affordable housing in the city.
PRICES OVER TIME
Median rent in American Canyon has increased 39.6 percent between 2009 and
2019, from $1,540 to $1,730 per month. Figure 3-18 shows how median rent
has changed over time. In comparison, median rent in Napa County and the Bay
Area as a whole have increased at a faster rate within the past few years
compared to American Canyon.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-27
Figure 3-18: Median Contract Rent
U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009
through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are
weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.
ABILITY TO PAY
Table 3-13 shows the amount a household can afford for housing at each income
category and household size without overpaying. The table shows maximum
affordable monthly rents and maximum affordable purchase prices for homes.
The affordable prices were calculated using 2021 household income limits
published by the California Department of Housing and Community
Development (HCD), conventional financing terms, and the assumption that
households spend 30 percent of gross income on housing costs. Households
earning the 2021 median income for a family of four in Napa County ($109,200)
could afford to spend up to $2,340 per month on housing without overpaying,
per this definition.
For renters this is a straightforward calculation, but homeownership costs are
less transparent. A household can typically qualify to purchase a home that is
two-and-a-half to three times the annual income of that household, depending
on the down payment, the level of other long-term debt obligations (such as a
car loan), and interest rates. In practice, the interaction of these factors allows
some households to qualify for homes priced at more than three times their
annual income, while other households may be limited to purchasing homes no
more than two times their annual incomes. These factors, interest rates,
insurance, and taxes, are held constant in Table 3-13 below to determine
maximum affordable rent and purchase price for households of each income
category.
3-28 | American Canyon Housing Element Background Report, Public Review Draft
Table 3-13: Ability to Pay (American Canyon, 2020)
Extremely Low-Income Households at 30% of 2020 Median Family Income
(MFI)
Number of Persons 1 2 3 4 5 6
Income Level $23,900 $27,300 $30,700 $34,100 $36,850 $39,600
Max. Monthly Housing
Cost $598 $683 $768 $853 $921 $990
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $120 $137 $154 $171 $184 $198
Max. Monthly Rent $401 $475 $523 $554 $582 $613
Max. Purchase Price $45,000 $56,500 $63,500 $68,500 $72,500 $77,500
Very Low-Income Households at 50% of 2014 MFI
Number of Persons 1 2 3 4 5 6
Income Level $39,800 $45,500 $51,200 $56,850 $61,400 $65,950
Max. Monthly Housing
Cost $995 $1,138 $1,280 $1,421 $1,535 $1,649
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $199 $228 $256 $284 $307 $330
Max. Monthly Rent $798 $930 $1,035 $1,122 $1,196 $1,272
Max. Purchase Price $105,500 $125,500 $141,500 $154,750 $166,000 $177,500
Low-Income Households at 70% of MFI For Sale and 60% of MFI for Rental
Number of Persons 1 2 3 4 5 6
Income Level $63,050 $72,050 $81,050 $90,050 $97,300 $104,500
Max. Monthly Housing
Cost $1,576 $1,801 $2,026 $2,251 $2,433 $2,613
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $315 $360 $405 $450 $487 $523
Max. Monthly Rent $1,379 $1,593 $1,781 $1,952 $2,094 $2,236
Max. Purchase Price $194,000 $226,500 $255,000 $281,000 $302,500 $324,000
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American Canyon Housing Element Background Report, Public Review Draft | 3-29
Median-Income Households at 100% of 2014 MFI
Number of Persons 1 2 3 4 5 6
Income Level $76,450 $87,350 $98,300 $109,200 $117,950 $126,650
Max. Monthly Housing
Cost $1,911 $2,184 $2,458 $2,730 $2,949 $3,166
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $382 $437 $492 $546 $590 $633
Max. Monthly Rent $1,653 $1,908 $2,135 $2,340 $2,516 $2,686
Max. Purchase Price $235,000 $274,000 $309,000 $340,000 $367,000 $392,000
Moderate-Income Households at 120% of 2014 MFI
Number of Persons 1 2 3 4 5 6
Income Level $91,750 $104,850 $117,950 $131,050 $141,550 $152,000
Max. Monthly Housing
Cost $2,294 $2,621 $2,949 $3,276 $3,539 $3,800
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $459 $524 $590 $655 $708 $760
Max. Monthly Rent $2,097 $2,413 $2,704 $2,977 $3,200 $3,423
Max. Purchase Price $303,000 $351,000 $395,000 $437,000 $470,000 $504,000
(*) Assumptions: 2021 HCD income limits; 30.0% gross household income as affordable housing
cost; 20.0% of monthly affordable cost for taxes and insurance; 3.5% down payment; a private
mortgage premium calculated pursuant to HUD’s FHA methodology; and the highest national
average mortgage interest rate (prior calendar year) for a 30-year Federal Housing Administration
(FHA) mortgage loan. Utilities based on City of American Canyon 2021 Utility Allowance.
Source: California Department of Housing and Community Development, 2021; City of American
Canyon, 2021.
According to CoreLogic, the median home sale price in American Canyon is
currently (2022) $600,000. This price is not affordable to lower- or moderate-
income households in American Canyon.
For rental housing, the analysis suggests that lower-income households would
have difficulty affording the median rental price of $1,730. However, moderate-
income households would be able to afford this median rental price without
overpaying. Moderate-income households can afford monthly rents that
approximate or exceed average market-rate rents. Therefore, these households
would have less difficulty finding an affordable rental unit in American Canyon.
3-30 | American Canyon Housing Element Background Report, Public Review Draft
AFFORDABILITY TRENDS
Although homes may be difficult to afford for households of all income levels,
homes in American Canyon are more affordable compared to homes
countywide. Figure 3-19 shows typical home values throughout Napa County.
American Canyon has the lowest typical home value compared to other
jurisdictions in the county and is lower than the countywide average home value
of $872,000. Saint Helena has the highest typical home value at $1,900,000.
Figure 3-19: Typical Home Value in Napa County 2021
Source: Zillow, 2022
Housing Stock Characteristics
Government Code Section 65583 (a)(2) requires an analysis and documentation
of household characteristics that include housing stock conditions. Figure 3-20
shows housing units by type in American Canyon from 2010 to 2020. Since 2010,
most of the new units constructed in the city were multifamily housing units
with five or more units, followed by single-family detached homes.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
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Figure 3-20: Housing Type Trends
California Department of Finance, E-5 series
Figure 3-21 shows 2015-2019 ACS data regarding tenure in relation to the
number of bedrooms per occupied housing unit. The majority of housing units
in American Canyon have three or four bedrooms, followed by two bedrooms.
Rental households make up about 30 percent of total occupied units. Rental
units tend to be smaller than units available for sale.
Figure 3-21: Housing Units by Number of Bedrooms
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042
3-32 | American Canyon Housing Element Background Report, Public Review Draft
Age and Condition of Existing Housing Stock
The age and condition of the housing stock provides additional measures of
housing adequacy and availability in many communities. Although age does not
always correlate with substandard housing conditions, neighborhoods with a
preponderance of homes more than 30 years old are more likely than newer
neighborhoods to have a concentration of housing problems related to deferred
maintenance, inadequate landscaping care, outdated utilities or interior
amenities, and a need for housing rehabilitation.
The year a structure was built can be an indicator of the current condition of the
housing unit. Homes of sound construction typically show signs of deterioration
and need repair after 30 years if not adequately maintained—some even sooner
depending on the construction technique and weather conditions. Figure 3-22
shows the housing units in American Canyon by year the structure was built. In
American Canyon, the largest proportion of the housing stock was built 2000 to
2009, with 2,382 units constructed during this period. Since 2010, 5.1 percent
of the current housing stock was built, about 279 units. About 29 percent of the
housing was built in 1979 or before and can reasonably be assumed to be the
proportion of the housing stock most likely to need rehabilitation.
Figure 3-22: Housing Units by Year Structure Was Built
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-33
Housing Problems
The U.S. Department of Housing and Urban Development (HUD) periodically
receives "custom tabulations" of data from the U.S. Census Bureau that are
largely not available through standard Census products. This data, known as
"CHAS" data (Comprehensive Housing Affordability Strategy), demonstrate the
extent of housing problems and housing needs, particularly for low-income
households. CHAS data is used by local governments to plan how to spend HUD
funds and may also be used by HUD to distribute grant funds.
Table 3-14 shows CHAS data on housing problems for households in American
Canyon. The four housing problems are incomplete kitchen facilities, incomplete
plumbing facilities, more than one person per room, and cost burden greater
than 30 percent. These data are used by state and federal housing agencies to
show housing problems for multiple income groups both renting and owning.
Table 3-14: Housing Problems, American Canyon, 2011
Total
Owners
Total
Renters
Total
Households
Extremely Low-Income Households
(Income <=30% MFI)
275 255 530
% with any housing problems 90.9% 88.2% 89.6%
% Cost Burden >30% 92.7% 87.8% 90.6%
% Cost Burden >50% 83.6% 86.3% 84.9%
Very Low-Income Household (Income
>30% to <=50% MFI)
325 175 500
% with any housing problems 38.5% 91.4% 57.0%
% Cost Burden >30% 38.5% 74.3% 50.0%
Low-Income Household (Income >50%
to <=80% MFI)
600 240 840
% with any housing problems 48.3% 75.0% 56.0%
% Cost Burden >30% 45.0% 68.8% 51.2%
Median-Income Household (Income
>80% to <=100% MFI)
315 50 365
% with any housing problems 38.1% 100.0% 46.6%
% Cost Burden >30% 38.1% 80.0% 42.5%
Above Median-Income Household
(Income >100% MFI)
2,695 510 3,205
% with any housing problems 17.6% 16.7% 17.5%
% Cost Burden >30% 12.8% 5.9% 11.9%
Source: CHAS, 2014-2018.
3-34 | American Canyon Housing Element Background Report, Public Review Draft
Vacancy Rates and Housing Occupancy
Vacancy rates are an indicator of existing housing need. The Census Bureau
classifies a unit as vacant if no one is occupying it when census interviewers are
conducting the American Community Survey or Decennial Census. The
difference between the current vacancy rate and optimal vacancy rate is a good
measure of whether the market is responding to overall housing needs. Optimal
vacancy rates differ between rental housing and for-sale housing. The
Association of Bay Area Governments (ABAG) has set two rates as the regional
vacancy objective. For rental housing, a five percent vacancy rate is considered
necessary to permit ordinary rental mobility. For for-sale housing, a two percent
vacancy rate is considered the threshold to permit ordinary mobility. If vacancy
rates are below these levels, residents will have difficulty finding appropriate
units and competition will drive up housing prices.
Vacant units make up 3.4 percent of the overall housing stock in American
Canyon. The rental vacancy stands at 2.2 percent, while the ownership vacancy
rate is nearly zero percent. Figure 3-23 shows the distribution of vacant units by
type in American Canyon and Napa County,
Figure 3-23: Vacant Units by Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004
Of the vacant units in American Canyon, the most common type of vacancy is
Other Vacant, with a large proportion of vacant units for seasonal, recreational,
or occasional use. Vacant units classified as “for recreational or occasional use”
are those that are occupied for short-term periods of use throughout the year.
Accordingly, vacation rentals and short-term rentals are likely to fall in this
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-35
category. The Census Bureau also classifies units as “other vacant” if they are
vacant due to foreclosure, personal/family reasons, legal proceedings,
repairs/renovations, abandonment, preparation for being rented or sold, or
vacant for an extended absence for reasons such as a work assignment, military
duty, or incarceration.
Building Permit Activity
Between 2015 and 2019, 382 new housing units were permitted in American
Canyon. Of the permits issued during that time, 37.4 percent of permits issued
in American Canyon were for above moderate-income housing, 36.9 percent
were for moderate-income housing, 10.5 percent were for low-income housing,
and 15.2 percent were for very low-income housing. Table 3-15 summarizes
building permit activity in American Canyon from 2015 to 2019. The majority of
housing units built in this period are moderate-income and above moderate-
income units.
Table 3-15: Housing Permits Issued (2015-2019)
Income Group
Number of Permits Issued
(2015-2019)
Above Moderate-Income Permits 143
Moderate-Income Permits 141
Low-Income Permits 40
Very Low-Income Permits 58
Special Housing Needs
Government Code Section 65583 (a)(3) requires analysis of any special housing
needs, such as those for persons with disabilities, including developmental
disabilities, the elderly, large households, farmworkers, female-headed
households, and people in need of emergency shelters. Special housing needs
arise due to physical, economic, social, or cultural characteristics or conditions
that are present in a substantial percentage of the local population. These
characteristics or conditions distinguish individuals from the general population
and lead to housing or supportive service needs that are not (or cannot) be met
by the private market acting alone. Examples of special housing needs include
accessibility for the mobility impaired, transitional housing for those leaving a
homeless environment, and housing specifically designed for the physical and
social needs of older adults.
Characteristics such as age or physical limitations may be present in a large
portion of the population. It is important for the community to accommodate a
variety of housing types to serve such special needs groups. For example,
disabled-accessible housing or units designed to aid physical limitations of the
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elderly may be needed in a community with large populations of this age group.
Conversely, a community may have a population of larger, low-income families
that need adequately sized housing at a low cost. Affordability issues are also
important to groups such as female-headed households, college students,
farmworkers, or military personnel. Therefore, the City needs to evaluate the
types of special needs groups in order to address special housing needs.
Extremely Low-Income Households
Despite the economic and job growth experienced throughout the Bay Area
region since 1990, the income gap has continued to widen. California is one of
the most economically unequal states in the nation, and the Bay Area has the
highest income inequality between high- and low-income households in the
state.
While extremely low-income households are not considered a special needs
group by state law, these households encounter a unique set of housing
situations and needs.
HCD defines an extremely low-income household as earning less than 30
percent of the AMI. In 2020, a family of four earning less than $32,500 would be
considered extremely low-income. Often, these households include any
combination of special needs populations and/or often represent families and
individuals receiving public assistance, such as Supplemental Security Income
(SSI) or disability insurance.
In 2017, there were approximately 523 extremely low-income households in
American Canyon, or 9.5 percent of all households. Approximately fifty-nine (59)
percent of the extremely low-income households were homeowners. As shown
earlier in Table 3-14, an estimated 89.6 percent of extremely low-income
households had one of four housing problems (i.e., incomplete kitchen facilities,
incomplete plumbing facilities, overcrowding, or overpayment). Approximately
92.7 percent of extremely low-income owner households and 87.8 percent of
extremely low-income renter households were overpaying for housing; 84.9
percent of extremely low-income households are severely overpaying for
housing.
Persons with Disabilities
Some individuals have ambulatory impairments, self-care limitations, or other
conditions that may require special housing accommodations or financial
assistance. Individuals with such disabilities may have a variety of special needs
that distinguish them from the population at large, including:
• Individuals with ambulatory difficulties (such as those confined to
wheelchairs) may require special accommodations or modifications to
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American Canyon Housing Element Background Report, Public Review Draft | 3-37
their homes to allow for continued independent living. Such
modifications are often called “disabled access.”
• 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.
• Individuals with developmental disabilities and other physical and
cognitive 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.
The 2014-2018 ACS reported approximately 11.3 percent (2,291 residents) of
the city’s non-institutionalized residents have conditions that may affect their
ability to live independently in conventional residential settings. This is slightly
lower than the countywide rate of 11.8 percent. Figure 3-24 shows the
distribution of persons with disabilities in American Canyon by type of disability.
Figure 3-24: Disability by Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102,
Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.
Table 3-16 shows persons by type of disability and age in American Canyon. The
table illustrates the largest age group with disabilities appears to be individuals
aged 18 to 64, while the second highest is persons aged 65 and older. However,
individuals aged 65 and older has the highest proportion of individuals with a
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disability (approximately 35.7 percent, compared to 10.2 percent of people aged
18 to 64 years, and three percent of people aged five to 17 years.
Table 3-16: Persons with Disability by Age and Disability
Type of Disability by Age Number
Total disabilities tallied
Total disabilities tallied for people 5 to 17 years 120
Hearing disability 10
Vision disability 21
Cognitive disability -
Ambulatory disability -
Self-care disability -
Total disabilities tallied for people 18 to 64 years 1,283
Hearing disability 118
Vision disability 210
Cognitive disability 537
Ambulatory disability 572
Self-care disability 298
Independent living disability 549
Total disabilities tallied for people 65 years and over 877
Hearing disability 377
Vision disability 199
Cognitive disability 183
Ambulatory disability 572
Self-care disability 217
Independent living disability 491
Source: ACS 5-year estimates, 2015-2019.
A disability can impact a person’s ability to work, leaving many disabled
individuals on fixed incomes or jobs with wages lower than the non-disabled
population. According to 2015-2019 ACS estimates, approximately 83.1 percent
of disabled persons in the labor force were employed, compared to 95.6 percent
of the non-disabled population. The median income of the working disabled was
$36,649, compared to $41,087 for the non-disabled population.
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DEVELOPMENTAL DISABILITIES
Senate Bill (SB) 812, which took effect January 2011, amended state housing
element law to require an evaluation of special housing needs of persons with
developmental disabilities. A "developmental disability" is defined as a disability
that originates before an individual becomes 18 years old, continues, or can be
expected to continue indefinitely, and constitutes a substantial disability for that
individual. This includes intellectual disabilities, cerebral palsy, epilepsy, and
autism. Some people with developmental disabilities are unable to work, rely
on Supplemental Security Income, and live with family members. In addition to
their specific housing needs, they are at increased risk of housing insecurity after
an aging parent or family member is no longer able to care for them.
The California Department of Developmental Services (DDS) currently provides
community-based services to approximately 347,000 persons with
developmental disabilities and their families through a statewide system of 21
regional centers, four developmental centers, and two community-based
facilities. The North Bay Regional Center is one of 21 regional centers that
provides point of entry to services for people with developmental disabilities
and serves Napa, Sonoma, and Solano counties. The North Bay Regional Center
reported 9,040 served by the organization in 2020. Of those served,
approximately 40 percent had a mild to moderate intellectual disability, 33
percent had autism, and eight percent had a severe or profound intellectual
disability.
According to the California Department of Developmental Services, there were
205 residents with developmental disabilities served in American Canyon in
2020. This is less than one percent of the total population. Of the total, 103 are
under the age of 18. Most developmentally disabled residents of American
Canyon receiving services lived in the home of their parent or guardian (178
individuals or 85.2 percent); 15 residents or 7.2 percent lived in a community
care facility. Many developmentally disabled persons live and work
independently. However, more severely disabled individuals require a group
living environment with supervision, or an institutional environment with
medical attention and physical therapy. Because developmental disabilities exist
before adulthood, the first housing issue for the developmentally disabled is the
transition from living with a parent/guardian as a child to an appropriate level
of independence as an adult.
There are several housing types appropriate for people living with a
developmental disability: independent living in privately owned or rented
homes, group homes, and residential care facilities. The design of accessibility
modifications, proximity to services and transit, and availability of group living
opportunities represent considerations important to serve this need group.
Incorporating barrier-free design in all new multifamily housing (as required by
state and federal fair housing laws) is especially important to provide the widest
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range of choices for disabled residents. Special consideration should also be
given to housing affordability, as people with disabilities may live on a fixed
income.
The most severely disabled persons may require an institutional environment
where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, supportive housing for
developmentally disabled individuals should focus on transitioning from the
person’s living situation as a child to an appropriate level of independence as an
adult.
DISABLED HOUSING NEEDS
Some people with mobility and/or self-care limitations can live with their
families or others who assist them to satisfy housing and daily living needs. A
segment of the disabled population, particularly low-income and retired
individuals, may not have the financial capacity to pay for accommodations or
needed modifications to their homes. In addition, even those able to pay for
housing with special accommodations may find it unavailable in the city.
Although housing for homeless individuals is discussed in the sections below,
there can be a strong correlation between a person’s ability to work and their
housing status. Disabilities may comprise mental and physical and can limit
employment opportunities and an ability to earn sufficient income for housing.
Disabled persons often require special housing features to accommodate
physical limitations. Some disabled persons may have difficulty paying the cost
of services to address their special needs or difficulty finding appropriate
employment salary. Although the California Code of Regulations (Title 24)
requires all public buildings be accessible to the public through architectural
standards such as ramps, large doors, and restroom modifications to enable
handicap access, not all available housing units have these features.
Both the federal Fair Housing Act and the California Fair Employment and
Housing Act impose an affirmative duty on local governments to make
reasonable accommodations (i.e., modifications or exceptions) in their zoning
and other land use regulations when such accommodations may be necessary
to afford disabled persons an equal opportunity to use and enjoy a dwelling.
American Canyon adopted a reasonable accommodation ordinance (Chapter
19.52) in 2009. The Reasonable Accommodation Ordinance contains a
ministerial procedure for an individual with a disability seeking equal access to
housing to request reasonable accommodation.
ADULT CARE FACILITIES
Currently, eight facilities in the city of American Canyon care for adult individuals
with special needs. Special needs may consist of a mental or physical disability,
which requires additional support. These facilities are shown in Table 3-17.
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Table 3-17: Adult Care Facilities
Facility Address
Number of
Beds
Phone
Number
Adondi's Residential Care
Home
557 Canyon Meadows
Drive
3 (707) 648-7374
Core Arf Gadwall 3 Gadwall Court 2 (707) 554-4802
E.R. Salgado, Inc./
Saint Lucia Residential Care
134 Landana Street 6 (707) 315-4838
Griffin Family Care Home -
Elliot
2330 Elliot Drive 6 (707) 552-6346
One Step Beyond Care
Home
154 Entrada Circle 4 (707) 552-8588
Sacred Heart Care Home #1 1509 Rio Grande
Street
6 (707) 246-4565
Sacred Heart Care Home #2 1513 Rio Grande
Street
6 (707) 246-4565
Sacred Heart Care Home #3 241 Landana Street 6 (707) 647-2260
Source: Department of Social Services Community Care Licensing Facility Search, 2022.
On January 1, 2002, SB 520 became effective and requires local jurisdictions to
analyze local government constraints on developing, maintaining, and
improving housing for persons with disabilities. In accordance with SB 520 and
Government Code 65583(a)(7), the City recognizes the importance of providing
housing for persons with disabilities. The City has since included a review of all
development applications for their adherence to Title 24. This review is included
during the entitlement processing stage as well as during the issuance of
building permits for minor alterations.
Seniors
Seniors are defined as persons age 65 and over. Seniors are considered a special
needs group, as they tend to have more health problems than the population at
large. These health problems may make it more difficult for seniors to live in
typical housing and to live independently. Seniors with serious health problems
may require communities with extra services, such as assisted living facilities.
Lower-income senior households may especially need housing assistance, as
many seniors live on fixed incomes such as Social Security and pensions.
Increases to the cost of living may make it difficult for seniors to afford housing.
Financially strained senior homeowners may have to defer home maintenance
needs. Seniors who rent may be at even greater housing risk than those who
own their home, due to income differences between these groups. In American
Canyon, the largest proportion of senior households are extremely low-income
(those who earn 0 to 30 percent AMI), while the largest proportion of senior
households who are homeowners falls in the moderate-income group (those
who earn 81 to 100 percent AMI), as shown in Figure 3-25.
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Figure 3-25: Senior Households by Income and Tenure
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
As is the case in many suburbs, the number of elderly residents has increased in
American Canyon over the years. However, as a proportion of the population,
the senior population has fluctuated. The percent of the city’s total population
that was 65 and over decreased from 2000 to 2010 but increased from 2010 to
2019. According to 2015-2019 ACS data, 12.2 percent (2,457) of the population
was above the age of 65. In 2010, 9.6 percent (1,865) of the population was
above the age of 65 and in 2000 13.4 percent (1,306) of the population was
above the age of 65. Current trends suggest that, while the number of older
adults and their needs will remain significant in the city over the next five years,
their proportion of the total population will not necessarily increase as more
families with children and adults under the age of 65 move into new residential
neighborhoods. (Table 3-18)
Table 3-18: Senior Population (1990-2019)
1990 2000 2010 2019
Senior (65 and over) 994 1,306 1,865 2,457
Seniors as Percent of Total Population 12.9% 13.4% 9.6% 12.1%
Total Population 7,706 9,774 19,454 20,261
Source: US Census 1990, 2000, 2010, 2015-2019 ACS five-year estimates, Table DP05.
In most communities, older adults tend to have a lower poverty rate due to
retirement income or government assistance such as Social Security (young
families with children, especially single mothers, usually have the highest
poverty rate). However, according to the 2015-2019 ACS estimates, 11.2 percent
of seniors were living in poverty, compared to 7.8 percent of the general
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American Canyon Housing Element Background Report, Public Review Draft | 3-43
population. Countywide, 7.9 percent of seniors were in poverty compared to 7.8
percent of the general population. Approximately 53 percent of all elderly
households paid more than 30 percent of their income for housing expenses,
compared to 36.1 percent of all households.
Tenure is also important when analyzing the needs of seniors. Figure 3-13 from
the previous “Household Tenure” section, illustrates the number of seniors
living in owner-occupied housing. Out of 1,011 senior households, 83.3 percent
own their homes.
Due to mobility limitations or the need for supportive services (such as medical
or meal assistance), it can become very challenging for the elderly to adequately
meet their housing needs. The City can support the elderly population with
rehabilitation programs for existing units, as well as the creation of affordable
senior housing units. The City has collected specific data on the age and
condition of housing units; however, this does not include a specific breakdown
of homes occupied by seniors. In American Canyon the existing mobile home
parks have a large percentage of senior citizens occupying the homes and the
City is committed to retaining this housing type. Because mobile homes tend to
deteriorate faster than site-built homes, and seniors face the added financial
burden of space rents, many seniors find it difficult to maintain their homes and
keep up with rising space rents and utility costs.
There are five California Department of Social Services-licensed elderly care
facilities providing services in American Canyon. These facilities are shown in
Table 3-19.
Table 3-19: Elderly Care Facilities
Facility Address
Number
of Beds
Phone
Number
C&F Senior Care Home American
Canyon
178 Sonoma Creek
Way
5 (707) 246-0867
Greenhills Care Home 115 Thayer Way 24 (707) 558-8487
Pink Lady Carehome, LLC 39 Via Marciana 6 (720) 619-6962
RMB Home Care, Inc. 6 Via Pescara 6 (720) 619-6962
Summer Rose Senior Living, LLC 1088 Donaldson Way 6 (707) 515-9099
Source: Department of Social Services Community Care Licensing Facility Search, February 2022.
Large Households (Five or More Persons)
Large households are defined as households of five or more individuals. Large
households often face special challenges in the housing market because they
need housing of sufficient size to prevent overcrowding and do not always have
sufficient income to purchase or rent such housing, even if it is available.
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In 2019, American Canyon had 1,299 households of five or more persons. There
were 1,014 owner households of five or more persons and 285 renter
households of five or more persons. Figure 3-26 shows the household size by
tenure in American Canyon.
Figure 3-26: Household Size by Tenure
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009
While the city has a large proportion of large households, homes in American
Canyon tend to be larger, in part because much of American Canyon’s housing
stock is relatively new. As shown earlier in Figure 3-21, 79.7 percent of the total
housing stock had three or more bedrooms per house; 16.6 percent had five or
more bedrooms.
However, affordability can sometimes be an issue for larger households since
the household income is split between more people. As shown in Table 3-20,
the median income per person in American Canyon generally declines with
household size.
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Table 3-20: Median Household Income by Household Size (2019)
Household Size Median Income Median Income Per Person
Total $101,792 varies
1-person households $34,792 $34,792
2-person households $86,563 $43,282
3-person households $97,600 $32,533
4-person households $113,750 $28,438
5-person households $150,455 $30,091
6-person households $141,136 $23,523
7-or-more-person households $207,708 <$29,672
Source: ACS 5-year estimates, 2015-2019, Table B19019.
Additionally, homes with multiple bedrooms have higher costs which can result
in larger families experiencing a disproportionate cost burden compared to the
rest of the population. However, in American Canyon large families did not
experience a disproportionate cost burden compared to other households.
Large families with five or more persons had a smaller percentage of households
who paid more than 30 percent of their income on housing compared to other
households, as shown in Figure 3-27.
Figure 3-27: Cost Burden by Household Size
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
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Farmworkers
State law requires every jurisdiction in California to assess the need for
farmworker housing. Across the state, housing for farmworkers has been
recognized as an important and unique concern. Farmworkers generally receive
wages that are considerably lower than other jobs and may have temporary
housing needs. Finding decent and affordable housing can be challenging,
particularly in the current housing market.
In Napa County, agriculture is the predominant land use by area. A significant
percentage of farmworkers employed in the county are migrant (seasonal)
workers who may require special accommodations during their temporary stay.
Such housing is extremely limited in Napa County. As a result, many migrant
workers live in substandard housing conditions, such as motel units, illegally
converted garages or secondary dwelling units, vehicles, and older mobile
homes and trailers. In 2017, there were 4,290 permanent farm workers in Napa
County and 5,734 seasonal farm workers. As shown in Figure 3-28, the number
of permanent farm workers in Napa County has increased over the past decade,
but the number of seasonal workers has decreased since 2002.
Figure 3-28: Farm Workers in Napa County
U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired
Farm Labor
Currently, there is no housing in American Canyon specifically designated for
farmworkers or employee housing for farmworkers. Although there are
agricultural activities in Napa County, the city itself does not contain enough
land that could suit the demands of agriculture. The City’s Sphere of Influence
includes some land designated for agricultural uses, but there is no land
designated for agricultural uses within city limits. In 2019, 116 people (1.2
percent of the civilian employed population age 16 and over) in American
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Canyon were employed in agriculture, forestry, fishing, and hunting. This is less
than 4.3 percent of the civilian employed population age 16 and over employed
in agriculture, forestry, fishing, and hunting in Napa County as a whole.
The California Human Development Corporation (CHDC) manages three
farmworker housing centers in Napa County (Calistoga, Mondavi, and River
Ranch) that are designed to serve the short-term housing needs of
unaccompanied male residents during peak agricultural seasons. Residents tend
to be employed by labor contractors and occupy beds for five days during the
week, returning home to their families elsewhere in Northern California on the
weekend. The dormitory-style housing in each of the three centers has 60 beds
(30 rooms with two beds each), for a total of 180 beds. None of the centers are
open year round; each closes during November to February, when the demand
for labor goes down. However, the months during which they close are
staggered, such that at least one of the centers is open during any given month
of the year. In addition to the three CHDC centers, there are seven other licensed
farmworker housing facilities in the county that provide an estimated 130 beds.
Non-English Speakers
California has long been an immigration gateway to the United States, which
means that many languages are spoken throughout the Bay Area. Since learning
a new language is universally challenging, it is not uncommon for residents who
have immigrated to the United States to have limited English proficiency. This
limit can lead to additional disparities if there is a disruption in housing, such as
an eviction, because residents may not be aware of their rights or they may be
wary to engage due to immigration status concerns. In American Canyon,
approximately 6.4 percent of residents five years and older identify as not
speaking English or not speaking English well. By comparison, approximately
eight percent of residents five years and older identify as not speaking English
well or at all in Napa County. Figure 3-29 shows the proportion of non-English
speakers in American Canyon and Napa County.
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Figure 3-29: Non-English Speakers
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005
Single-Parent and Female-Headed Family Households
“Single-parent household” as used in this document is defined as a family
household with one or more children under the age of 18 years and headed by
either a female or a male head of household with no spouse present. Single-
parent households typically have a higher than average need for day care and
affordable housing. In addition, single mothers have a greater risk of falling into
poverty than single fathers due to factors such as the wage gap between men
and women, insufficient training and education for higher-wage jobs, and
inadequate child support. Limited household income levels affect the ability of
these households to locate affordable housing and, consequently, this is one of
the more significant housing problems of this household category. As a result,
these households may have to pay more than they can afford for housing for
themselves and their children; or, they may have to rent a housing unit that is
too small for their needs because it is the only type of housing they can afford.
Other housing-related needs experienced by single-parent households include
difficulty paying security deposits, lack of housing near jobs, availability of
childcare services, and proximity to transit services. In American Canyon, there
are 5,296 households of which 68 households (1.3 percent) are male single-
parent households and 353 households (6.7 percent) are female-single parent
households.
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Female-headed household is used to describe a household in which an adult
female is the sole or main provider. Most female-headed households are either
single elderly women or single mothers. Traditionally, these two groups have
been considered special needs groups because their incomes tend to be lower,
making it difficult to obtain affordable housing, or because they have supportive
service needs related to housing (such as childcare or assisted living support).
Single mothers, in particular, tend to experience difficulty in obtaining suitable,
affordable housing because they are supporting children or a family with only
one income and need housing with two or more bedrooms. According to 2015-
2019 ACS estimates, there were 1,150 (21.7 percent) female householders with
no spouse or partner. In comparison, in 2010, 733 households were female-
headed (13.7 percent) out of 5,354 households total.
The city had a similar percentage of female-headed households (21.7 percent
and 6.7 percent with children) than the county (26.6 percent and 4.2 percent
with children). According to the 2015-2019 ACS, 182 or 21.0 percent of all
female-headed households in the city had incomes under the poverty level; 146
of the city's female-headed households with children under the age of 18 (16.8
percent) had incomes below the poverty level, giving this group the highest
poverty rate in the city. It may be assumed that most of these households are
overpaying for housing (i.e., more than 30 percent of their income), or are
experiencing other unmet housing needs because of their extremely low
incomes and the rising cost of housing.
Homeless Population and Persons in Need of
Emergency Housing
Government Code Section 65583(a)(7) requires an analysis of housing needs for
homeless individuals and for local governments to address any need for
emergency shelters and transitional housing. Homelessness can result from a
number of social and economic factors that include a breakdown of traditional
social relationships, chronic unemployment, a shortage of affordable housing,
chronic substance abuse, and a physical or mental disability that limits the
person’s ability to find adequate work. By definition, a homeless person lacks
consistent and adequate shelter and can be considered a resident of a
community (those remaining in an area year-round), or transient, depending on
the person’s residence before becoming homeless and the length of time spent
in a community. The three types of housing that accommodate these needs are
emergency housing, transitional housing, and supportive housing. They are
defined as follows:
• Emergency Shelter/Housing. Housing with minimal supportive services
for homeless persons that is limited to occupancy of six months or less
by a homeless person. No individual or household may be denied
emergency shelter because of an inability to pay (Health and Safety
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Code 50801). Jurisdictions must allow emergency housing (homeless
shelters) in at least one zone without discretionary review.
• Transitional Housing. Buildings configured as rental housing
developments but operating under program requirements that require
the termination of assistance and recirculating of the assisted unit to
another eligible program recipient at some predetermined future point
in time that shall be no less than six months from the beginning of the
assistance (Government Code 65582(h)). Transitional housing units
must be considered residential uses subject only to those requirements
and restrictions that apply to other residential uses of the same type in
the same zone.
• Supportive Housing. Housing with no limit on length of stay, that is
occupied by the target population, and that is linked to onsite or offsite
service that assists the supportive housing resident in retaining the
housing, improving his or her health status, and maximizing his or her
ability to live and, when possible, work in the community (Government
Code Section 65582(f)). Supportive housing units must be considered
residential uses subject only to those requirements and restrictions that
apply to other residential uses of the same type in the same zone.
Emergency shelters can provide a short-term solution to homelessness by
providing limited supplemental services, while transitional housing is directed
toward removing the basis for homelessness. Transitional housing is provided
for an extended period and is combined with other social services and
counseling to assist in the transition to self-sufficiency. As discussed in Section
X: Constraints, there is sufficient land in American Canyon to accommodate at
least one emergency shelter.
During the Point in Time (PIT) Count performed on January 30, 2020, an
estimated 464 persons were experiencing homelessness in Napa County on any
given night. Eighty-four percent were living in Napa County before their most
recent episode of homelessness. The majority (75 percent) identified as white,
10 percent as American Indian or Alaska Native, and 15 percent as other; 19
percent identified as Hispanic/Latino. Seventy-two percent were male and 28
percent were female. Most (35 percent) spent the night of the count in
emergency shelters, 25 percent stayed outdoors or in the streets/parks, 16
percent in vehicles, eight percent in tents, six percent in encampments, and 10
percent somewhere else.
For 30 percent, this was their first time being homeless. Over half (63 percent)
of the homeless population had been homeless for more than a year. Twenty
percent were employed, but only nine percent were employed full time, 10
percent were employed part time, and one percent were employed
seasonally/sporadically. Of the unemployed, 45 percent were not looking for
work and 24 percent were unable to work. Most (73 percent) have a mental
health issue, 41 percent have a chromic health issue, and 41 percent have a
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physical disability; 62 percent have a substance use issue and 51 percent suffer
PTSD.
Compared to the 2019 PIT Count, there was a 44 percent increase in the number
of individuals counted experiencing homelessness (322 in 2019 to 464 in 2020).
However, this increase is attributed to new methods used to conduct the count
as well as an increase in coverage and use of peer guides. Persons experiencing
chronic homelessness increased from 149 individuals in 2019 to 203 in 2020.
The number of veterans experiencing homelessness increased from 14 to 60.
The number of transition-age youth increased (age 18 to 24) increased from 23
to 54.
The City amended its Zoning Code December 2, 2014 to update the definitions
of transitional and supportive housing to comply with state law. This is discussed
within the “Zoning for Variety of Housing” section of this document.
Since American Canyon shares a border with Vallejo, it is possible that American
Canyon could see an overlap in the homeless population and services between
Vallejo and American Canyon. Since Vallejo is within Solano County and not
Napa County, American Canyon would cooperate with the City of Vallejo, Solano
County, and Napa County to address any migration and redirect those
individuals to the appropriate facility. Some of the facilities in Vallejo include:
• House of Joy Transitional, 1106 Marin St., Vallejo 707-554-8800
• Homeless Shelter Napa Valley, 2521 Old Sonoma Rd., Napa 707-253-
6145
• Baptist Church of Vallejo, 2025 Sonoma Blvd., Vallejo 707-644-4064
• The Salvation Army of Vallejo, 630-632 Tuolumne St., Vallejo 707-643-
8621
AGENCIES OFFERING PUBLIC ASSISTANCE
Resources for the homeless in Napa County include the Napa Emergency
Women’s Services (NEWS), the South Napa Shelter, the South Napa Day Center,
the Family Shelter, and the Winter Emergency Shelter (a leased wing at Napa
State Hospital).
Meals for those in need are provided by Meals on Wheels, the Table, Congregate
Meals Sites (at the American Canyon senior Center, Napa Senior Center, and
Rianda House). Other food assistance programs include CalFresh, Community
Action of Napa Valley Food Pantries, Napa Storehouse Emergency Food Pantry,
Salvation Army, Spanish Seventh Day Adventist, Women, Infants & Children
Program (WIC). Other services are provided by Catholic Charities and church
groups throughout Napa County.
Napa Valley Community Housing (NVCH), a local nonprofit organization that
sponsors, develops, and manages 27 properties with 920 affordable homes
within Napa County. HVCH also developed a Home Sharing Match Up program
3-52 | American Canyon Housing Element Background Report, Public Review Draft
to match home seekers with home providers supplying affordable rooms to rent
with homeowners who have additional space.
Catholic Charities offers two programs to support housing for individuals and
families—Rainbow House and Housing Options. Rainbow House is a residential
program for young single mothers who are 18 to 22 years of age and who are
highly motivated to work toward financial and self-sufficiency. The Housing
Option Program helps individuals and families find suitable housing; helps
people interested in a shared housing arrangement; and provides housing
advocacy.
The Napa County Council for Economic Opportunity has a program called The
Napa Valley Shelter Project that provides homeless families and single adults
assistance to move into permanent housing and maintain current housing. Case
managers at the shelter work with clients on an action plan to obtain permanent
housing and community support services.
Community Action Napa Valley (CANV), formerly called the Napa County Council
for Economic Opportunity, offers the following programs to residents of Napa
County:
• Winter Shelter operates during the winter months to provide
emergency shelter.
• Rental Assistance program helps prevent homelessness among families
and individuals by providing loan and grant assistance for housing
expenses.
• Homeless Employment program works with homeless clients to provide
training and job placement.
• Family Advocacy program assists homeless families with parenting
classes and life-skill classes.
• American Canyon Family Resource Center works collaboratively with
community partners to bring together resources and activities into an
integrated service system that is accessible and responsive.
CANV runs the County Food Bank which provides a variety of nutritious foods to
low-income individuals, families, seniors, and non-profit organizations
throughout the county through the following programs:
• CANV provides Non-Profit Agency Access, contracting with 43 local non-
profit organizations that serve vulnerable and low-income individuals,
to provide access to low-cost nutritious food. Local non-profits can shop
once a week for USDA Commodities and bulk food for only 19 cents per
point or at wholesale cost allowing them to offset their food budget.
• Food Pantry Network serves an allotment of food, including meat, dairy,
produce, and dry and canned food items to over 1,000 low-income
households per month.
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American Canyon Housing Element Background Report, Public Review Draft | 3-53
• USDA Commodity Program provides nonperishable food staples,
including peanut butter, cereal, canned fruits and vegetables, pasta, and
canned meats, to low-income residents monthly. Distribution is handled
by agencies that have agreements with the food bank.
• Free Food markets provide fresh fruits and vegetables to residents, with
no income eligibility requirements.
• Brown Bag program is a food program providing a bag containing 10 to
14 items twice a month to seniors 60 years of age and older who are
low income.
• Congregate Meals Sites located in St. Helena and American Canyon
provide a place for seniors to meet and eat together, and they host
monthly bingo games.
• Meals on Wheels supplies home-bound seniors with home-delivered
daily meals and conversation.
• CANV Kids Development & Family Program offers affordable, high-
quality childcare for children ages 18 months through pre-K and aims to
support children’s development in preparation for school.
Residents of Mobile Home Parks
Residents of mobile home parks are not usually considered a special needs
group, but mobile homes represent a significant portion of American Canyon’s
naturally occurring affordable housing stock, and residents of mobile home
parks tend to be lower income. As shown in Figure 3-20, approximately 13.7
percent of dwelling units in the city (849 homes as of 2020) are mobile homes.
The issues and challenges facing mobile home park residents are substantially
different from those of either owners or renters of site-built housing. The special
needs of mobile home park residents result from the following circumstances:
• Most residents have incomes below 80 percent of the countywide
median income and are elderly, retired, and/or disabled and living on
limited pension, social security, and/or public assistance income.
• Mobile home residents typically own their homes but rent the spaces
on which these homes are located. Many residents also pay directly to
the park owner for public and private utility services. As a result, mobile
home residents have less control over their housing costs than do other
owner-occupants.
• Unlike other forms of housing, mobile homes typically decline in real
value with age, rather than appreciate. The value of a mobile home is
linked to the condition, amenities, and cost of the park in which it is
located. Even a well-maintained, high-value mobile home will suffer a
significant decline in value if the park in which it is located does not offer
superior value and amenities in relation to other parks in the
community.
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A significant percentage of mobile homes in American Canyon are estimated to
be more than 30 years old. Some of these homes are nearly 40 years old and
were manufactured prior to the adoption of minimum state and federal
standards for manufactured housing. Older mobile homes tend to require more
substantive repair and rehabilitation sooner than do site-built homes of
comparable age. The feasibility and cost-effectiveness of rehabilitating mobile
homes is often much lower than for site-built homes; however, HCD offers the
Mobile Home Park Resident Ownership Program (MPROP) to assist resident
organizations, non-profit housing providers, or local public agencies to acquire
and own mobile home parks. This program offers short- and long-term three
percent interest loans for the purchase or rehabilitation of a mobile home park.
Mobile homeowners often face additional challenges in obtaining financing for
repairs, although new private, state, and federal lending programs adopted over
the past 20 years have reduced the financing gap relative to homes attached to
real property.
In theory, mobile homes can be relocated; however, the cost of doing so is often
disproportionate to the value of the home. Additionally older mobile homes can
suffer significant damage during a move. Mobile homeowners are, therefore,
limited in their options when faced with financial difficulties; most cannot
simply pick up their mobile homes and move.
The combination of these factors has prompted many communities to establish
financial assistance programs and rent control procedures specifically oriented
to mobile home park residents and owners. Inspection programs are also done
by the state. To address the potential problem of the “permanence” of the
location of mobile home parks, the City has established a mobile home park
overlay district (MHP) as well as a Mobile Home Conversion Ordinance and a
Rent Stabilization Ordinance. Purposes of this district include protecting mobile
home parks from speculative pressures to convert to other uses, designation of
appropriate areas of the city for mobile home parks, ensuring adequate park
design and residential environment, and achieving design compatibility with
surrounding residential areas. Chapter 19.34, Conversions of Senior Housing to
Non-Senior Housing, establishes necessary and appropriate policies related to
conversion of senior housing projects to non-senior housing projects.
In 2001 the American Canyon City Council approved a mobile home rent control
ordinance (Measure T). Under the ordinance rents were rolled back to 1996
levels and then increased by adding three percent per year, or 75 percent of the
annual increase in the Consumer Price Index (CPI), whichever is lower. The
measure restricts annual rent increases to the CPI or a cap of 3 percent.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-55
Analysis of At-Risk Units
Preservation Strategies
Although there are no affordable units at risk during the 2023-2031 housing
cycle, it is important to identify strategies that will keep existing units affordable.
There are many options for preserving units, including providing financial
incentives to project owners to extend low-income use restrictions, purchasing
affordable housing units by a non-profit or public agency, or providing local
subsidies to offset the difference between the affordable and market-rate rents.
Scenarios for preservation will depend on the type of project at risk.
LOCAL RENT SUBSIDY
Tenant-based subsidies could be used to preserve the affordability of housing.
Similar to Housing Choice Vouchers, the City, through a variety of potential
funding sources and organizational partnerships, could potentially provide a
voucher to lower-income households. The level of subsidy required to preserve
at-risk affordable housing through rent subsidies is estimated to equal the Fair
Market Rent for a unit minus the housing cost affordable by a lower-income
household.
ACQUISITION
Another option to maintain the number of affordable units in American Canyon
is to facilitate the purchase at-risk developments and preserve their
affordability. Acquisition of at-risk affordable units may not be feasible when
they are part of a larger housing development. The City may use funds as
available or support affordable housing developers to apply for funding and
acquire and/or rehabilitate at-risk developments.
REPLACEMENT
The cost of preserving existing rental housing is far less than the cost of
producing new rental housing comparable in size and rent levels. The cost of
developing new housing depends on a variety of factors, including density, size
of units, construction quality and type, location, and land cost. Costs to develop
a new affordable unit under the Low-Income Housing Tax Credit (LIHTC) was
$480,000 in 2019. Research indicates that hard construction costs, such as cost
of materials and labor, are the primary cause of increased developer costs.1
COST COMPARISON
The most expensive way to create or preserve affordable housing is the
construction of new units. With increased local, state, and federal government
1 Reid, Carolina. 2020. The Costs of Affordable Housing Production: Insights from California’s 9% Low-Income
Housing Tax Credit Program. Terner Center for Housing Innovation, UC Berkeley. March 2020.
https://ternercenter.berkeley.edu/wp-content/uploads/pdfs/LIHTC_Construction_Costs_March_2020.pdf
3-56 | American Canyon Housing Element Background Report, Public Review Draft
requirements, the time and costs involved in new construction are far more
extensive than purchasing existing units and converting them into affordable
housing, or than providing rent subsidies. Providing rental assistance generally
requires the least upfront costs. However, a sustainable funding source must be
identified for this option to be feasible.
The following nonprofit housing developers are active in Napa Valley and could
assist the City in preserving at-risk units: Napa Valley Community Housing,
Ecumenical Association for Housing, and Bridge Housing. There are also private
developers in the Napa Valley, including owners of rental apartments with
subsidies or other rent restrictions, who might be interested in participating in
their preservation. Such developers may have access to state and federal tax
credit funding. Potential funding sources to assist in the preservation of at-risk
units include Community Development Block Grant funds, tax credits, and
HOME funds. HCD also has a multifamily housing program that provides
deferred payment loans for acquisition and rehabilitation of at-risk units.
California Government Code Section 65863.10 requires that owners of federally
assisted properties provide notices of intent to convert their properties to
market rate 12 months prior and again at six months prior to the expiration of
their contract, opt-outs, or prepayment. Owners must provide notices of intent
to public agencies, including HCD and the local public housing authority, as well
as to all impacted tenant households. The six-month notice must include specific
information on the owner’s plans, timetables, and reasons for termination.
Under Government Code Section 65863.11, owners of federally assisted
projects must provide a Notice of Opportunity to Submit an Offer to Purchase
to Qualified Entities, non-profit or for-profit organizations that agree to preserve
the long-term affordability if they should acquire at-risk projects, at least one
year before the sale or expiration of use restrictions. Qualified entities have first
right of refusal for acquiring at-risk units. HCD keeps a current list of all of the
qualified entities across the state. The qualified entities that HCD lists for Napa
County are found in Table 3-21.
Table 3-21: Qualified Entities, Napa County (2021)
Organization City Phone Number
Affordable Housing Foundation San Francisco (415) 387-7834
Housing Corporation of America Laguna Beach (323) 726-9672
Rural California Housing Corp West Sacramento (916) 414-4436
Volunteers of America National Services Sacramento (916) 917-6848
SWJ Housing Sebastopol (707) 823-9884
Source: California Department of Housing and Community Development. Quantified Entities.
https://www.hcd.ca.gov/policy-research/preserving-existing-affordable-housing/docs/qualified-
entities.xlsx. December 17, 2021.
CHAPTER 3 HOUSING NEEDS ASSESSMENT
American Canyon Housing Element Background Report, Public Review Draft | 3-57
Projected Housing Needs
Regional Housing Needs Determination
Each region of the state is assigned a regional housing need by HCD. State law
requires Councils of Governments (COGs) to prepare regional housing needs
plans (RHNP) that assign a share of a region’s housing need to each city and
county (Government Code Section 65584). The Association of Bay Area
Governments (ABAG) prepared the RHNP for Bay Area jurisdictions in 2021,
identifying each jurisdiction's future housing need for an eight-year period from
2023 to 2031. Each jurisdiction’s housing need is based on a number of factors
that include housing development potential from vacant land, housing
replacement need, and proximity to transit infrastructure. The exact amount of
housing needed is called the Regional Housing Needs Allocation (RHNA).
The City of American Canyon must show that it has enough land to
accommodate housing to meet its share of the RHNA. The City must also identify
policies and implementation programs to facilitate the construction of new
housing. The RHNA is not meant to be a quota or requirement for the
development of housing. Instead, the City must attempt to facilitate and
accommodate the construction of housing to meet the RHNA allocation through
zoning and other policies.
According to the ABAG RHNA, the City of American Canyon has a total housing
need of 446 units between 2023 and 2031. American Canyon’s planning period
allocation is shown in Table 3-22 below.
Table 3-22: American Canyon Regional Housing Need Allocation
Income Category
Number of
Housing Units
Percent of
RHNA
Very Low (0-50% of AMI) 169 27.2%
Low (51-80% of AMI) 109 17.5%
Moderate (81-120% of AMI) 95 15.3%
Above Moderate (over 120% of AMI) 249 40.0%
Total Units 622 100.0%
AMI = Area Median Income
Source: Association of Bay Area Governments (ABAG). 2023-2031 Regional Needs Housing Plan,
2021
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Projected Housing Needs for Extremely Low-Income
Households
The RHNA does not project the need for extremely low-income units, but
pursuant to Housing Element law (Government Code Section 65583(a)), the City
must project its extremely low-income housing needs using one of two
methodologies:
1. Calculate the percentage of very low-income households that qualify as
extremely low income, and apply that percentage to the City’s very low-
income RHNA
2. Assume that 50 percent of the very low-income households qualify as
extremely low income, and therefore assume 50 percent of the City’s
very low-income RHNA to be extremely low income
This analysis relies on the first methodology to determine the City’s extremely
low-income housing need. CHAS data reveals that 1,096 of American Canyon’s
households are very low income while 523 are extremely low income. Extremely
low-income households represent 47.7 percent of very low-income households.
The City’s very low-income unit requirement is 112 units. Therefore, the City’s
RHNA allocation of 169 very low-income units should be distributed as 81
extremely low-income units (47.7 percent of the 169 very low-income units
required by the RHNA) and 88 very low-income units.
For purposes of identifying adequate sites for the RHNA allocation, state law
does not mandate the separate accounting for the extremely low-income
category.
American Canyon Housing Element Background Report, Public Review Draft | 4-1
Chapter 4
Assessment of Fair
Housing
Key Findings
The summary of fair housing issues guides the prioritization of contributing
factors to fair housing issues and the creation of goals and actions to address
these issues. Fair housing issues are conditions that restrict fair housing choice
or access to opportunity in the geographic area of interest. The goal is to enable
individuals’ and families’ opportunities to live where they choose without
unlawful discrimination or barriers related to protected characteristics such as
race, color, religion, sex, disability, etc. Fair housing choice means realistic
housing opportunities exist, can be accessed without discrimination, and are
informed with adequate information regarding options.
Contributing factors identified as impediments to fair housing in American
Canyon are discussed in detail below and include descriptions of how each
impediment is addressed in this Housing Element.
• There is a lack of language access for all languages spoken in the city.
• There is a lack of fair housing outreach and enforcement reaching all
segments of the population, in particular, mobilehome park residents.
• The dominance of existing single-family housing types in are typically
more expensive than multi-family housing, limiting affordable housing
options for households at nearly all income levels but especially
extremely low-income households.
• There are high rates of housing cost burden among renter and owner-
occupied households.
• Lower-income households need support to repair or rehabilitate their
homes.
• There is a shortage of public (local, state, or federal) funds invested in
the development of affordable housing and social services.
• There is a lack of supportive and transitional housing in the city.
• There is a lack of services and accessible housing for senior and disabled
residents.
• There are limited options for alternative modes of transportation,
including walking, biking, and public transportation.
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Introduction
In 2018, the California State Legislature passed Assembly Bill (AB) 686 to expand
upon the fair housing requirements and protections outlined in the Fair
Employment and Housing Act. The law requires all state and local public
agencies to facilitate deliberate action to explicitly address, combat, and relieve
disparities resulting from past patterns of segregation to foster more inclusive
communities. AB 686 created new requirements that apply to all housing
elements due for revision on or after January 1, 2021. The passage of AB 686
protects the requirement to affirmatively further fair housing within state law.
AB 686 defines “affirmatively further fair housing” (AFFH) to mean “taking
meaningful actions, in addition to combat discrimination, that overcome
patterns of segregation and foster inclusive communities free from barriers that
restrict access to opportunity.” AB 686 added to the Housing Element
requirements an assessment of fair housing which includes the following
components:
• A summary of fair housing issues and assessment of the City’s fair
housing enforcement and outreach capacity
• An analysis of segregation patterns and disparities in access to
opportunities
• An assessment of contributing factors
• An identification of fair housing goals and actions.1
Approach to Analysis
This AFFH analysis is consistent with the California Department of Housing and
Community Development (HCD)’s Affirmatively Furthering Fair Housing
Guidance for All Public Entities and for Housing Elements. This document
provides guidance to ensure Housing Elements satisfy Government Code
Section 65583(c)(10) statutory requirements.
This AFFH analysis evaluates the following fair housing topics:
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially and Ethnically Concentrated Areas of Poverty
• Disparities in Access to Opportunity
• Disproportionate Housing Needs
• Other Relevant Factors, including historical disinvestment, lack of
infrastructure improvements, and presence of older affordable housing
units that may be at risk of conversion to market-rate housing.
1 Housing and Community Development (HCD). 2021. https://www.hcd.ca.gov/community-
development/affh/index.shtml
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-3
This AFFH addresses impediments through AFFH-specific goals, and actions
based on the contributing factors for each identified fair housing issue.
Fair Housing Methodology
California Government Code Section 65583 (10)(A)(ii) requires cities and
counties to analyze areas of segregation, racially or ethnically concentrated
areas of poverty, disparities in access to opportunity, and disproportionate
housing needs, including displacement risk.
To conduct this analysis, the City utilized data from a variety of sources,
including:
• The Housing and Community Development (HCD) AFFH Data Viewer
• AFFH Segregation Report: American Canyon
• Urban Displacement Project (UDP)
• U.S Housing and Urban Development (HUD)
• CalEnviroScreen 4.0
• California Tax Credit Allocation Committee (TCAC)
• The Comprehensive House Affordability Strategy (CHAS)
• US Census American Community Survey (ACS)
• AllTransit
• Walk Score
Additionally, the analysis includes a discussion of input from sources of local
knowledge, including advocates for people with special needs, housing
development and advocacy organizations, housing and social services providers,
and low-income residents.
HOUSING AND COMMUNITY DEVELOPMENT’S AFFH VIEWER
The AFFH Data Viewer is a tool developed by HCD that features census block
group and tract level data from an expansive collection of sources including ACS,
HUD, TCAC, UDP, and CHAS. The Data Viewer tool is intended to assist in the
creation of local and regional government policies that alleviate housing
disparities, combat discrimination, and increase access to safe and affordable
homes by providing spatial data patterns concerning fair housing enforcement,
segregation and integration, racially and ethnically concentrated areas of
poverty, and disparities in access to housing opportunities.
AFFH SEGREGATION REPORT
The University of California, Merced and STIR Labs, on behalf of ABAG, prepared
California jurisdiction reports studying segregation patterns and current land
use policies that correlate with patterns of racial segregation. The report
addresses racial and income segregation using the racial isolation index, racial
dissimilarity index, and Thiel’s H-Index at the neighborhood and regional level.
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According to this report, American Canyon is the fifth most racially integrated
jurisdiction in the Bay Area.
NAPA SONOMA COLLABORATIVE
The Napa Sonoma Collaborative (NSC) is a collaboration between Napa and
Sonoma counties that aims to address housing challenges within the region. NSC
includes housing staff from jurisdictions within Napa and Sonoma counties and
is working to raise awareness and increase participation in the Housing Element
update process. The collaborative conducted outreach to gather information on
fair housing issues within local communities and discuss constraints to
affordable housing.
URBAN DISPLACEMENT PROJECT (UDP)
The UDP was developed to track neighborhood change and identify areas
vulnerable to gentrification and displacement in California. Indicators of
gentrification and displacement are measured at the census tract level based on
data from the 2015 ACS. UDP indicators examine census tracts to identify areas
that qualify as disadvantaged neighborhoods. Additionally, census tracts
identified as disadvantaged neighborhoods by UDP’s criteria are further
analyzed to explore changes in the percentage of college-educated residents,
non-Hispanic white population, median household income, and median gross
rents over time to determine levels of gentrification and displacement risk.
CALENVIROSCREEN 4.0
The California Office of Environmental Health Hazard Assessment developed a
screening methodology to identify communities disproportionately burdened
by multiple sources of pollution. This tool is called the California Communities
Environmental Health Screening Tool (CalEnviroScreen). CalEnviroScreen 4.0 is
the latest iteration of the tool which utilizes existing environmental, health, and
socioeconomic data to rank census tracts based on 20 distinct indicators. In
general, if a community has a high score for that indicator, it is more likely to
have greater degree of pollution burden and a higher rate of residents
vulnerable to the effects of that pollution exposure. Designated disadvantaged
communities are those with CalEnviroScreen percentile scores of 75 or higher,
meaning they scored within the highest 25 percent of census tracts for pollution
burden across California.
CALIFORNIA TAX CREDIT ALLOCATION COMMITTEE (TCAC)
To assist fair housing analysis, HCD and the TCAC created the California Fair
Housing Task Force to provide research, evidence-based policy
recommendations, and other strategic recommendations to HCD and other
related state agencies/departments to further fair housing goals.2 The California
2Office of The State Treasurer (STO). 2021. https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcd-
methodology.pdf
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-5
Fair Housing Task Force created Opportunity Maps to identify resource levels
across the state to accompany new policies aimed at increasing access to high
opportunity areas for families with children. Opportunity mapping is a way to
measure and visualize place-based characteristics linked to critical life
outcomes, such as educational attainment, earnings from employment, and
economic mobility.2 Opportunity Maps are generated from composite scores of
three different domains comprised of data relating to a set of indicators shown
in Table 4-1.
Table 4-1: Domains and List of Indicators for Opportunity Maps
Domain Indicator
Economic Poverty, Adult Education, employment, Job proximity, median home
value
Environmental CalEnviroScreen 4.0 pollution indicators and values
Education Math proficiency, reading proficiency, high school graduation rates,
student poverty rates
Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity
Maps, December 2020
ALLTRANSIT
AllTransit is an online database that identifies transit opportunity for
communities. The website explores metrics that reveal the social and economic
impact of transit, specifically looking at connectivity, access to jobs, and
frequency of service. The AllTransit performance score explores metrics that
reveal the social and economic impact of transit, such as connectivity, access to
jobs, and frequency of service.
WALK SCORE
Walk Score provides walkability services and apartment search tools to
addresses across the United States, with the mission “to promote walkable
neighborhoods.” Walk Score measures walkability by assigning a numerical
score based on distance to amenities within a 30-minute walk and evaluates
pedestrian friendliness by analyzing population density and road metrics,
including block length and intersection density.
COMMUNITY ENGAGEMENT AND OUTREACH
As part of the Housing Element Update, the City implemented a community
engagement program, soliciting input from the general public, housing
stakeholders, and City decision makers. Results and feedback obtained during
the community engagement program have been incorporated into the Housing
Element, including this section on affirmatively furthering fair housing practices.
Please see Chapter 1 for more details on the City’s outreach efforts.
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Fair Housing Resources
Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity is the ability of a local
jurisdiction and fair housing agencies to provide fair housing and tenants’ rights
information to community members. Enforcement and outreach capacity also
includes the ability to address compliance with fair housing laws, such as
investigating complaints, resolving issues, and conducting fair housing testing.
REGIONAL RESOURCES
Multiple organizations in Napa County conduct fair housing assistance outreach,
as listed in Table 4-2. These organizations collaborate with local governments,
including American Canyon, to address housing and community needs and
provide the following services:
• Fair housing testing and complaints
• Fair housing counseling and education
• Tenant/landlord counseling and mediation
• Homeless prevention program
• Rental assistance program
• Rent/deposit grant program
• Homeseeking services
• Shared housing counseling placement
• Homebuyers’ education learning program
Table 4-2: Fair Housing Organizations Active in Napa County
Organization URL Phone Number
Abode Services https://www.abodeservices.orgf/n
apa-county
(510) 657-7409
Bay Area Legal Aid (BALA) https://baylegal.org (800) 551-5554
CA Department of Fair
Employment and Housing
https://www.dfeh.ca.gov (800) 884-1684
EAH Housing https://www.eahhousing.org
Fair Housing Advocates of
Northern California (FHANC)
https://www.fairhousingnorcal.org (415) 457-5025
Fair Housing Napa Valley (FHNV) https://napafairhousing.org (707) 224-9720
Napa Continuum of Care https://homelessnapa.com
Napa County Housing and
Homeless Services Division
https://www.countyofnapa.org/27
2/Homeless-Services
(707) 271-7818
Napa Valley Community Housing https://nvch.org (707) 253-6140
North Bay Housing Coalition https://www.northbayhousingcoal
ition.org
(707) 289-7000
Source: City of Napa AI, 2020; Napa Sonoma Collaborative Fair Housing Enforcement, Outreach
Capacity and Resources, 2022
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-7
LOCAL RESOURCES
As discussed above, the City of American Canyon works with all the regional
non-profit Fair Housing organizations. The City specifically maintains a contract
with Fair Housing Napa Valley (FHNV), the Housing Authority of the City of Napa
(HACN), and Adobe Services. FHNV is a regional non-profit fair housing agency,
to assist residents with fair housing counseling services, connections to rental
assistance and homelessness prevention programs, and to conduct fair housing
testing. FHNV assists residents and landlords throughout the city, providing
mediation, investigation, and referral services.
The HACN administers the Housing Choice Voucher (HCV) program to provide
rental assistance to residents of American Canyon. Funded by HUD, the HCV
program provides rental assistance aimed at helping low-income families,
persons with disabilities, and the elderly secure affordable housing. American
Canyon’s City website maintains a list of housing resources with links to the
FHNV website and City of Napa Housing Authority website.
Abode Services provides housing and other services for low-income people and
people experiencing homelessness in six Bay Area counties. In Napa County,
Abode operates an emergency shelter, provides outreach, housing support, and
rental assistance. They also create and manage affordable housing.
Ability to Address Complaints
The Department of Justice’s Civil Rights Division initiated fair housing testing in
1991. This is a technique used to uncover evidence of discrimination in rental
housing. Fair housing testing involves one or more individuals who pose as
prospective renters for the purpose of determining whether a landlord is
complying with local, state, and federal fair housing laws. Enforcement actions
may be taken when investigations yield evidence of a pattern or practice of
illegal housing discrimination. Testing may be initiated following the filing of a
specific housing discrimination complaint or, as is the case when testing for
disability discrimination, as part of an overall effort to determine whether the
design or architectural features of a specific rental facility comply with state and
federal accessibility requirements. Fair housing testing is used to identify
unlawful housing discrimination practices based on the real or perceived race,
ethnicity, color, religion, gender identity or expression, national origin, disability,
familial status, marital status, age, ancestry, sexual orientation, and source of
income of prospective renters.
The Department of Fair Employment and Housing (DFEH) maintains a record of
housing discrimination complaints filed in local jurisdictions. From 2017 to 2021,
17 fair housing complaints in Napa County were filed with DFEH.3 According to
3 State of California, Department of Fair Employment and Housing, 2022.
https://www.dfeh.ca.gov/legalrecords/#reportsBody
4-8 | American Canyon Housing Element Background Report, Public Review Draft
the HCD AFFH Data Viewer, eight fair housing inquiries for the City of American
Canyon were received between 2013 and 2021. Fair housing inquiries are
comments or questions related to fair housing received by HUD’s Office of Fair
Housing and Equal Opportunity (FHEO), not formal discrimination complaints.
The number of inquiries is low for the region, as seen when compared to the
cities of Napa (received 33) and Vallejo (received 64).
Fair Housing Napa Valley (FHNV) conducts fair housing testing of rental
properties, assists residents in filing fair housing complaints, provides education
and technical assistance to housing providers, and provides conciliation services
for tenants and landlords. Between 2017 and 2022, FHNV received 175
complaints for housing discrimination in American Canyon. Table 4-3 below
shows the basis for those complaints.
Table 4-3: Fair Housing Complaints, 2017 to 2022 (American Canyon)
Complaint Basis Number of Complaints
Landlord/Tenant 217
Disability 42
National Origin 23
Race 14
Source of Income 12
Familial Status 11
Sexual Orientation/Gender Identity 2
Sex 2
Other Protected Classes Under State Law 9
Source: Fair Housing Napa Valley, 2022
Segregation and Integration Patterns
and Trends
To inform priorities, policies, and actions, the Housing Element must include an
analysis of integration and segregation, including patterns and trends.
Integration generally means a condition in which there is 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 in a specific
geographic area. Segregation generally means the opposite condition, in which
there is a high concentration of any of the characteristics described above in a
specific geographic area. In its AFFH guidance document published in April 2021,
HCD describes the importance of segregation and integration analysis in relation
to fair housing:
Residential segregation and exclusion, whether by race, ethnicity, disability,
or income, is a result of numerous housing policies, practices, and
procedures—both public and private—that have had enduring and
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American Canyon Housing Element Background Report, Public Review Draft | 4-9
pervasive negative impacts. Overt and covert housing discrimination
through land use policy, shifting housing markets, and patterns of
investment and disinvestment, have restricted meaningful fair housing
choice and equitable access to opportunity, particularly for communities of
color. Historic patterns of segregation persist in California despite the long-
standing federal mandate, established by the Fair Housing Act of 1968
(FHA), that federal agencies and federal grantees affirmatively further the
purposes of the FHA. Past and present discriminatory policies and practices,
including long-term disinvestment, have resulted in neighborhoods with
concentrated poverty and poor housing stock, limited access to opportunity,
unsafe environmental conditions, underfunded schools, dilapidated
infrastructure, and other disproportionately experienced problems. In
addition, governmental policies have subsidized the development of
segregated, high-resourced suburbs in metropolitan areas by constructing
new highway systems—often through lower income communities of color—
to ensure access to job opportunities in urban centers. This physical and
policy infrastructure supports patterns of discrimination and high levels of
segregation that continue to persist in California and across the country. All
of these conditions persist despite the over 50-year-old obligation to
prohibit discrimination and affirmatively further fair housing.4
To adequately assess the patterns of integration and segregation, this section
identifies trends at the regional scale (Napa County) and at the local scale
(American Canyon). To identify socio-economic and demographic spatial trends
across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which
provides an expansive collection of data from sources including the 2015-2019
ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and
other regional and federal agencies.
Race and Ethnicity
The ethnic and racial composition of a region relates to fair housing concerns
such as household size, locational preferences, and economic opportunity.
Historic exclusionary governmental policies, biased mortgage lending practices,
and other tactics have caused racial and ethnic segregation and spatial
inequities. If there are concentrations of minorities living in one location, it may
be an indicator that some minority groups do not have as many housing choices
as nonminority residents.
REGIONAL TRENDS
Re gionally, the urbanized areas of Napa County are more diverse, with 40
percent and higher of the population consisting of non-white residents, as
demonstrated in the geographic depiction of 2014-2018 ACS data shown in
4 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-
2021.pdf
4-10 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-1 below. Comparatively, populations in the less urbanized and less
densely populated areas of Napa County, generally consist of 60 percent or
greater of white residents.
HUD utilizes the racial/ethnic dissimilarity index as a measure of segregation.
The racial/ethnic dissimilarity index represents the extent of which any two
racial/ethnic groups differ across a defined geographical area. The index ranges
from 0 to 100, where 0 represents perfect integration between the two
racial/ethnic groups and 100 representing perfect segregation. An index value
below 40 is generally considered low segregation, a value between 40 and 54 is
considered a moderate level of segregation, and a value above 55 is a high level
of segregation.5 Racial/ethnic segregation in Napa County slightly increased
between 2010 and 2019. According to data from HUD’s AFFH mapping tool,
Black and Asian/Pacific Islander residents are the most segregated compared to
other racial and ethnic groups. In Napa County, there has been an increase in
segregation across all measured racial/ethnic groups between 2010 and 2019.
(Table 4-4)
Table 4-4: Racial/Ethnic Dissimilarity Trends (Napa County)
Racial/Ethnic
Dissimilarity Index 1990 2000 2010 2019
Non-White/White 19.58 26.18 31.24 36.84
Black/White 56.22 52.61 58.76 67.86
Hispanic/White 2186 28.94 30.13 35.61
Asian or Pacific Islander/White 37.11 38.97 57.35 64.47
Source: Affirmatively Furthering Fair Housing Mapping Tool – Table 3, Version AFFHT0004, 2019
LOCAL TRENDS
According to ABAG, American Canyon is the fifth-most integrated jurisdiction in
the Bay Area and more diverse than the rest of Napa County. American Canyon
has the largest proportion of non-white residents compared to any other city in
the county and compared to the rural unincorporated areas. According to 2015-
2019 ACS estimates, white and Asian residents comprised the largest
racial/ethnic group in American Canyon, followed by Hispanic/Latino residents.
Figure C3 shows the predominance of white, Asian American, and
Hispanic/Latino populations in each census tract in the city. The eastern areas
of the city have a predominant Asian/Pacific Islander population and the
southwestern area of the city has a predominantly Hispanic/Latino population.
White residents comprised the predominant ethnic group in the northwestern
portion of the city; however, overall, non-white residents constitute 61 to 80
percent of the population in the northwest portion of the city. The northwest
census tract includes rural unincorporated areas of the county. While patterns
5 HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006-
July-2020.pdf
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American Canyon Housing Element Background Report, Public Review Draft | 4-11
of racial/ethnic predominance vary across American Canyon, there is no one
ethnic group consisting of a majority in the City’s population.
ABAG’s Segregation Report analyzed neighborhood segregation in American
Canyon using the racial isolation index, racial dissimilarity index, and Thiel’s H-
index. The isolation index showed Asian residents are the most segregated racial
group in the city, followed by Hispanic/Latino residents. The dissimilarity index
showed segregation is greatest between Asian/Pacific Islander and white
residents, followed by Black/African American and white residents. Thiel’s H-
index for neighborhood level segregation indicated racial segregation between
all racial groups within the city is less than in the average Bay Area jurisdiction.
Figure 4-2 highlights the percentage of the non-white population by block group
for American Canyon using 2014-2018 ACS data. A block group on the
northeastern, west side, and the southeast portions of the city has over 80
percent non-white populations. The northwest, southwest, and central eastern
portions of the city range between 61 – 80 percent non-white population.
4-12 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-1: Percent of Total Non-White Population (Napa County)
Source: AFFH Viewer, 2022.
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Figure 4-2: Percent of Total Non-White Population (American Canyon)
Source: AFFH Viewer, 2022
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Figure 4-3: Predominant Populations (American Canyon)
Source: AFFH Viewer, 2022
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Persons with Disabilities
Persons with disabilities include those with a physical or mental impairment
including hearing, vision, mobility, or cognitive function. For persons with
disabilities, fair housing choice and access to opportunity include access to
accessible housing and housing in the most integrated setting appropriate to an
individual’s needs as required under federal civil rights law, including equitably
provided disability-related services that an individual needs to live in such
housing. For example, persons with disabilities who are unable to use stairs or
need a zero-step shower may not have actual housing choice if there are not
sufficient housing units with these accessibility features.6
High spatial segregation of persons with disabilities may indicate fair housing
issues related to physical needs and economic disparities. According to the 2020
Annual Report on People with Disabilities in America, more than 25 percent of
persons with disabilities (including physical, intellectual, and developmental;
sensory; and other disability categories) live below the Census Bureau-
designated poverty line, which is 14.5 percent higher than people without a
disability.7 Persons with disabilities may also be more reliant than persons
without disabilities on fixed incomes or access to public transit.
REGIONAL TRENDS
According to 2015-2019 American Community Survey (ACS) estimates, 16,244
Napa County residents, approximately 12 percent of the total population, had
one or more disabilities. Figure 4-5 shows the percentage of the population
living with one or more disabilities throughout Napa County. The western areas
of the county and the urban centers of cities had higher concentrations of
persons living with one or more disabilities than other areas of the county. The
southeastern area of the City of Napa has the highest concentration of persons
living with one or more disabilities in the county. Additional discussion regarding
persons with disabilities in Napa County is included in Chapter 2, Housing Needs
Assessment.
LOCAL TRENDS
As referenced in Chapter 2, Housing Needs Assessment, according to 2015-2019
ACS estimates, 2,291 residents, approximately 11 percent of American Canyon’s
population live with one or more disability. Figure 4-4 shows the types of
disabilities of residents living with one or more disability in American Canyon.
The most common disability reported in American Canyon is ambulatory
difficulty, which is defined by the Census as when an individual has serious
difficulty walking or climbing stairs.
6 HCD, 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-
2021.pdf
7 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport
4-16 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-4: Disability by Type (American Canyon)
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual
may report more than one disability. These counts should not be summed.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102,
Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.
Figure 4-6 shows the percentage of the population living with one or more
disabilities in the city by census tract, using 2015-2019 ACS data. Areas of the
city east of Highway 29 and areas south of American Canyon Road had between
10 to 20 percent of residents reported living with one or more disability.
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Figure 4-5: Percent of Population with a Disability (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-6: Percentage of Population with One or More Disabilities (American Canyon)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-19
Familial Status
Familial status refers to the presence of children under the age of 18 and the
martial status of the head of the household. Families with children may face
housing discrimination by landlords who fear that children will cause property
damage. Differential treatment, such as limiting the number of children in a
complex or confining families with children to a specific location, are also fair
housing concerns. Single-parent households are protected by fair housing law.
A 2016 HUD study analyzed the effects of housing discrimination based on
familial status. The study found that landlords presented households with
children fewer housing options, and the units shown were generally larger, and
as a result, slightly more expensive to rent.8 Additionally, female-headed
households with children require special consideration and assistance because
of generally greater needs for affordable housing and accessible day care, health
care, and other supportive services.
REGIONAL TRENDS
As of 2019, Napa County has a total of 48,705 households, 68 percent of which
are family households. According to 2015-2019 ACS estimates, households with
children present comprise 31.6 percent (15,394) of the total households in Napa
County. Table 4-5 shows tenure by household type and presence of children.
Married couple families with children comprise the largest share of owner- and
renter-occupied households with children. According to 2015-2019 ACS
estimates, single-parent, female-headed households comprised approximately
10 percent of renter-occupied households (1,746 households), but only 2.2
percent (700 households) of owner-occupied households. Approximately 28.6
percent of single-parent, female-headed households rent and 76.4 percent own
their home.
8 HUD. 2016. https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf.
4-20 | American Canyon Housing Element Background Report, Public Review Draft
Table 4-5: Tenure by Household Type and Presence of Children (Napa
County)
Household Type
Owner-
Occupied
Percent of
Total
Owner-
Occupied
Renter-
Occupied
Percent of
Total
Renter-
Occupied
Married Couple Family,
with Children Present
6,257 20.0% 4,036 23.2%
Single-Parent, Male
Householder, no Spouse
Present
383 1.2% 577 3.3%
Single Parent, Female
Householder, No Spouse
Present
700 2.2% 1,746 10.0%
Total Households with
Children Present
7,340 23.5% 6,359 36.5%
Total Households 31,276 100% 17,429 100%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure by
Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.
Figure 4-7 shows the percentage of children in female-headed, single-parent
households in Napa County. According to 2015-2019 ACS estimates, the more
urban areas of the county as well as the northeastern and southwestern areas
had relatively higher proportions of children who reside in female-headed,
single-parent households. In contrast, the more rural areas of the county and
parts of the cities of St. Helena, Napa, and American Canyon had less than 20
percent of children residing in female-headed, single-parent households.
Figure 4-8 shows the percentage of children under the age of 18 who reside
married couple households. The rural and northwestern portions of the county
had the greatest proportion of children that reside in households with married
couples. Urban areas, including portions of the City of Napa, Yountville, St.
Helena, Calistoga, and American Canyon and unincorporated areas in the
southern portion of the county had a relatively lower proportion of children
residing in married-couple household.
LOCAL TRENDS
Approximately 84.2 percent of the total 5,296 households in American Canyon
are family households. Households with children present comprised 41.4
percent of the total number of households in American Canyon, which is higher
than the county. An overview of household tenure by type for households with
children present is provided in Table 4-6. Similar to regional trends, married-
couple families in American Canyon comprised the largest share of households
with children present, and more married-couple families were more likely to
own than rent. According to 2015-2019 ACS estimates, single-parent, female-
headed households comprised 16.9 percent of renter-occupied households and
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American Canyon Housing Element Background Report, Public Review Draft | 4-21
only 5.7 percent of owner-occupied households. However, single-parent
households were slightly more likely to own rather than rent housing.
Approximately 54 percent of single-parent, female-headed households own and
46 percent rent their home. The homeownership rate for single-parent, female-
headed households is higher in American Canyon (53.7 percent) than the county
(28.6 percent).
Table 4-6: Tenure by Household Type and Presence of Children (American
Canyon)
Household Type
Owner-
Occupied
Percent of
Total
Owner-
Occupied
Renter-
Occupied
Percent of
Total
Renter-
Occupied
Married couple family,
with Children Present
1,329 34.8% 332 27.8%
Single-Parent, Male
householder, no spouse
present
58 1.4% 36 3.0%
Single-Parent, Female
householder, no spouse
present
234 5.7% 202 16.9%
Total Households with
Children Present
1,621 39.5% 570 47.8%
Total Households 4,103 100% 1,193 100%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure By
Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.
Figure 4-9 shows the percentage of children residing in single-parent, female-
headed households in American Canyon. In all census tracts in the city, less than
20 percent of children reside in single-parent, female-headed households.
Figure 4-10 shows the percentage of children in married-couple households
across American Canyon. All census tracts in the city had between 60 and 80
percent of children living in married-couple households, according to 2015-2019
ACS estimates.
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Figure 4-7: Female-Headed Households with Children Present, No Spouse/Partner Present (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-8: Children in Married-Couple Households (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-9: Female-Headed Households with Children Present, No Spouse/Partner Present (American Canyon)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-25
Figure 4-10: Children in Married-Couple Households (American Canyon)
Source: AFFH Viewer, 2022
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Household Income
Household income is directly connected to the ability to afford housing. Higher-
income households are more likely to own their homes rather than rent. As
household income decreases, households tend to pay a disproportionate
amount of their income for housing and the number of persons occupying
unsound and overcrowded housing increases. To achieve fair housing objectives,
people in low-income households must have actual choice in housing
opportunities—that is, they must be able to locate units that are affordable and
well maintained in all parts of a city and region.
This section identifies household income disparities using data based on median
household income and low or moderate income (LMI) geographies. HUD defines
a LMI area as a census tract or block group where over 51 percent of the
population earns less than 80 percent of AMI. Data for this analysis are from the
HUD Low- and Moderate-Income Summary Data based on the 2011-2015
American Community Survey (most recent available data).9
REGIONAL TRENDS
According to 2015-2019 ACS estimates, Napa County had a median household
income of $88,596. Figure 4-11 displays the median household income by
census block group for Napa County using 2015-2019 ACS estimates. Generally,
households in the urban areas of the county had a lower income than rural
areas. Communities with the lowest median household incomes are include
areas in and around the cities of Napa, St. Helena, and Calistoga, and the Town
of Yountville.
LMI populations by census tract for Napa County are displayed in Figure 4-12.
Census tracts within the City of Napa and Town of Yountville contain highest LMI
populations in Napa County. Most rural areas and portions of the cities of St.
Helena, Napa, and American Canyon had the lowest percentage of low- and
median-income households in the county.
LOCAL TRENDS
Geographically, median household income varies across census block groups
throughout American Canyon. According to 2015-2019 ACS estimates, American
Canyon had an estimated median household income of $101,792, which is 14.9
percent higher than the median income for Napa County. Figure 4-13 provides
an overview of median household income by block group in the city. The areas
with the lowest median household income are in the southern portion of the
city: the area south of American Canyon Creek and east of Highway 29 ($78,542)
and the area south of American Canyon Road and east of Highway 29 ($65,806).
In contrast, neighborhoods located near the center of the city, including the area
9 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/
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American Canyon Housing Element Background Report, Public Review Draft | 4-27
surrounding West American Canyon Road ($125,329 and $137,350) and east of
Highway 29 ($145,543) had higher median household incomes.
LMI populations in American Canyon are concentrated in the central areas of
the city, as shown in Figure 4-14. The area west of Highway 29, south of Rio del
Mar, and north of Donaldson Way had the highest percentage of LMI
populations (approximately 61 percent of the population). The area south of
American Canyon Road, east of Highway 29, and west of Flosden Road also had
a higher percentage of LMI populations (48 percent). In contrast, the northwest
and southeast areas of the city had a lower percentage of LMI populations, 14
percent and 22 percent, respectively.
ABAG’s Segregation Report analyzed neighborhood level income segregation
between 2010 and 2015 in American Canyon using the income group isolation
index, income group dissimilarity index, and Thiel’s H-index. The isolation index
showed above moderate-income residents are the most segregated income
group in the city. Among all income groups, segregation of the very low-income
population has changed the most between 2010 and 2015, becoming more
segregated. The dissimilarity index showed there is less income segregation in
American Canyon than the average Bay Area jurisdiction between lower income
residents and non-lower income residents and between very low-income
residents and above moderate-income residents. Overall, segregation between
lower-income residents and residents who are not lower income increased
between 2010 and 2015. Thiel’s H-index for neighborhood level income
segregation also showed income segregation in the city is less than the average
Bay Area city. Compared to all Bay Area jurisdictions, American Canyon has a
lower share of very low-income and low-income residents and a higher share of
moderate-income and above moderate-income residents.
4-28 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-11: Median Household Income (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-12: Low and Moderate Income Population (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-13: Median Household Income (American Canyon)
Source: AFFH Viewer, 2022
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Figure 4-14: Low to Moderate Income Population (American Canyon)
Source: AFFH Viewer, 2022
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Racially and Ethnically Concentrated Areas of Poverty
To identify racially and ethnically concentrated areas of poverty (known as
R/ECAPs), HUD developed thresholds based on racial and ethnic concentration
and income level. The threshold for racial and ethnic concentration is a non-
white population of 50 percent or more in metropolitan or micropolitan areas.
The income threshold is based on areas of “extreme poverty,” where 40 percent
or more of households earn incomes at or below the federal poverty line, or
where the poverty rate is three times the average poverty rate in the
metropolitan area, whichever is less. An area that meets both thresholds for
racial or ethnic concentration and extreme poverty is considered a R/ECAP.
POVERTY AND SEGREGATION
Regional Trends
In Napa County, there are no identified R/ECAPs. However, a small area in the
southern portion of the City of Napa is considered an area of extreme poverty
with more than 40 percent of the population living below the poverty line.
Figure 4-15 shows areas within Napa County where there are higher rates of
poverty based on ACS data from 2015-2019. Several areas in and around the
cities of Napa and American Canyon had between 10 and 20 percent of the
population below the poverty level.
Local Trends
While R/ECAPs were not identified within American Canyon, there are areas
where lower household income and predominance of non-white populations
overlap. Figure 4-16 displays areas of American Canyon where between 10 and
20 percent of the population earned an income that was below the poverty line
according to 2015-2019 ACS estimates. The census tract located in the northeast
area of the city has a higher proportion of residents living below the poverty line
(10.4 percent) and is predominantly Asian/Pacific Islander. However, this tract
includes a large area outside the city limits within the unincorporated area of
the county.
Poverty rates in American Canyon have shifted slightly over time. The 2010-2014
ACS estimates reported higher levels of poverty status in census tracts south of
Rio del Mar Road and lower poverty levels east of Highway 29 compared to
2015-2019 ACS estimates.
Racial and ethnic neighborhood segregation analysis is provided in Figure 4-17.
As shown by Urban Displacement Project data, American Canyon is a very
diverse community. The predominant racial/ethnic composition of most
neighborhoods on the eastern half of American Canyon were a four-group
neighborhood mix of Black/African American, Asian American, Hispanic/Latino,
and non-Hispanic white. On the western half of American Canyon, most
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Figure 4-15: Poverty Status (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-16: Poverty Status (American Canyon)
Source: AFFH Viewer, 2022
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Figure 4-17: Neighborhood Segregation (American Canyon)
Source: Urban Displacement Project, SF Bay Area Gentrification and Displacement, 2022
4-36 | American Canyon Housing Element Background Report, Public Review Draft
neighborhoods were a three-group mix consisting of Asian American,
Hispanic/Latino, and non-Hispanic white.
Language access can prevent households from accessing housing opportunities.
A significant portion of American Canyon residents speak a language other than
English at home, as discussed further in Local Area Knowledge, below. Of the
population age five and over, 46.1 percent speak a language other than English
(8,815 residents). Of those individuals, 42.6 percent (3,752 residents) speak
English less than “very well.”
Concentrated Areas of Affluence
While R/ECAPs have long been the focus of fair housing policies, racially
concentrated areas of affluence (RCAAs) must also be analyzed. RCAAs are
defined as affluent, white communities.10 According to a policy paper published
by HUD, white residents are the most racially segregated group in the United
States typically more affluent than majority non-white communities. RCAAs
have not been studied extensively, nor has a standard definition been adopted
by HCD or HUD. Therefore, this assessment uses the percent white population
and median household income as thresholds to identify potential RCAAs. In
addition to having a higher median income, areas of affluence experience less
overcrowding, less housing cost burden on renters, and are generally less
susceptible to displacement compared to LMI areas, as described in Section 4.4,
Household Income.
REGIONAL TRENDS
Napa County is predominantly white, especially in the rural areas of the county.
More urban areas and areas within the valley are less predominantly white,
these are also the areas that are more densely populated. Figure 4-18 highlights
the predominantly white census tracts in Napa County, which are concentrated
in the northeastern and southwestern non-urbanized areas of the County and
portions of the City of St. Helena and Town of Yountville. Generally, areas with
higher median incomes such as the northern portion of St. Helena and the rural
areas of the county had relatively larger concentrations of white residents
compared to areas with lower median incomes such as the cities of Calistoga
and Napa and the southern portion of the City of St. Helena.
10 Goatz, Damanio and Williams, 2019.
https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf
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American Canyon Housing Element Background Report, Public Review Draft | 4-37
Figure 4-18: Predominant White Population (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-19: Predominant Populations and Median Household Income (American Canyon)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-39
LOCAL TRENDS
Unlike trends in Napa County, American Canyon does not have any areas that
are comprised predominantly of white residents. As shown on Figure 4-14, the
highest median income levels in the city were located in the northeast and
middle west. As shown in Figure 4-2, the highest median income areas coincide
with the highest proportion of non-white residents (greater than 80 percent).
Disparities in Access to Opportunities
According to HCD guidance, land use policies and urban planning impact the
ability of residents to access neighborhoods of opportunity, with high-
performing schools, greater availability of jobs that afford entry to the middle
class, and convenient access to transit and services. The limits on housing choice
and access experienced by people within protected classes, such as race, sexual
orientation, or disability, have far-reaching impacts on access to job opportunity,
quality education, and mental and physical health.11 This section analyzes the
following place-based characteristics linked to opportunity indicators: quality
education, employment, transportation, and healthy environment. The primary
objective is to understand the disparity between communities in terms of access
to real and potential economic benefits and quality of life.
Transit Access and Walkability
Reliable public transit access and active transportation options such as walking
and biking are imperative for low-income residents and/or persons with
disabilities to connect to employment opportunities. Lack of transportation
options can impede fair housing choice and continue to reinforce barriers for
low-income communities in accessing housing and employment opportunities.
Persons who depend on public transit may have limited choices regarding places
to live.
REGIONAL TRENDS
As Napa County is largely rural, residents mainly depend on their personal
vehicles for commuting and traveling. Public transit options in Napa County,
primarily Vine Transit, include a fixed route bus service operated by the Napa
Valley Transportation Authority. Vine Transit offers bus routes throughout the
County from American Canyon to Calistoga as well as connections to the Vallejo
Ferry Terminal, and El Cerrito Del Norte BART station, SolTrans stations in Vallejo
and Fairfield, and the Suisun/Fairfield Train Station. Lake Transit Authority
connects southern areas of Lake County to northern Napa County, with bus
stops in Calistoga, St. Helena, and Deer Park.
11 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-
2021.pdf
4-40 | American Canyon Housing Element Background Report, Public Review Draft
Additionally, several low-cost, on-demand shuttle services are available to the
public, providing fixed route and door-to-door transit within the city limits of
their operating city, including American Canyon Transit, the Yountville Trolley, St.
Helena Shuttle, and Calistoga Shuttle. Residents and visitors with physical
and/or cognitive disabilities may be eligible to participate in VineGo Paratransit
Service, a shared ride service providing curb-to-curb transportation. VineGo
offers rides within and between cities throughout the county as well as to Kaiser
Vallejo Medical Center.
The Commuter Bike Path (Vine Trail) runs parallel to the Napa Valley Railroad
and provides an off-street route walking/biking path for recreation and
commuting. Ultimately the Vine Trail will cover 47 miles from Vallejo to
Calistoga. Currently 12.5 miles of the path has been completed from Kennedy
Park in the City of Napa to Yountville.
AllTransit is an online database that provides details on transit opportunity
throughout the United States specifically looking at connectivity, access to jobs,
and frequency of service. Napa County received an average AllTransit
performance score of 3.3 which equates to a low combination of trips per week
and number of jobs accessible by transit.12 Approximately 1.5 percent of
commuters use public transit in Napa County. The cities of Napa (4.6), Yountville
(4.6), and Calistoga (4.0) have the highest scores in the county with a slightly
higher number of trips per week, accessible jobs, and available transit routes.
LOCAL TRENDS
The City of American Canyon is accessible through local transit connections. The
city has an AllTransit Performance Score of 3.2, slightly lower than the county as
a whole. According to AllTransit, 1.66 percent of workers in American take public
transportation to work and there are two transit routes available within 0.5
miles of the city. Three Vine Transit bus routes operate in American Canyon,
including routes 11x Napa-Vallejo Express, 11 Napa-Vallejo Connector, and 29
Napa-BART Express. Figure 4-20 illustrates transit access within a quarter-mile
of transit stops for bus routes.
Most areas of the city are not within a quarter-mile of a transit stop. American
Canyon Transit provides an on-demand, door-to-door, transit service Monday
through Friday. During the school year, a fixed-route service provides transit
service to American Canyon High School on the east side of the City.
Walk Score is a private company that offers a walkability index on its website,
which measures pedestrian friendliness of a given location by analyzing walking
routes to nearby amenities, examining population density and road metrics
including block length and intersection density in its methodology.13 American
Canyon has low walkability according to Walk Score, with an average walk score
12 AllTransit.Org, 2021. https://alltransit.cnt.org/
13 Walk Score, 2021. https://www.walkscore.com/methodology.shtml
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American Canyon Housing Element Background Report, Public Review Draft | 4-41
of 36, indicating that most errands would require a car. According to Walk Score,
American Canyon is somewhat bikeable with minimal bike infrastructure.
The Environmental Protection Agency (EPA) also has a walkability index, that
ranks block groups according to their relative walkability.14 The EPA walkability
map, shown in Figure 4-21, shows that most of the residential areas of the city
has a walkability score that is above average. The highest walkability scores are
in Downtown in the southern areas of the city. The lowest walkable areas of the
city include the industrial park to the north and undeveloped property in the
middle north area and east side.
To address bike and pedestrian mobility, the City has adopted the Napa Valley
Transportation Authority’s Countywide Bicycle Plan in 2020
(Resolution 2020-11) and the Countywide Pedestrian Plan Update in 2017
(Resolution 2017-42) for non-motorized transit throughout the City. This plan is
implemented in conjunction with new development and grant opportunities.
Currently, the City has constructed 3.1 miles of the Vine Trail, which is a walking
and biking trail that will connect the entire Napa Valley, and 1.4 miles are under
construction. The Vine Trail serves the industrial park to the north and
residential areas to the south, connecting with Class 1 and 2 bicycle trails and
sidewalks throughout the City. In addition, the City has 2.5 miles of the San
Francisco Bay Trail on the west side of the City.
14 EPA, 2021. https://www.epa.gov/smartgrowth/national-walkability-index-user-guide-and-methodology
4-42 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-20: Access to Transit Within a Quarter Mile (American Canyon)
Source: VineGo Transit, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-43
Figure 4-21: Walkability Index (American Canyon)
Source: National Walkability Index, 2022
4-44 | American Canyon Housing Element Background Report, Public Review Draft
Access to Quality Education
Economics literature has consistently found about a 10 percent increase in
wages/salary with each additional year of education.15 Therefore, educational
attainment is directly linked to housing opportunities. To assess educational
opportunities by geography, this analysis uses California Tax Credit Allocation
Committee (TCAC) education domain scores, which incorporate a variety of
indicators including math and reading proficiency scores, high school graduation
rates, and student poverty rates at the census tract level.
REGIONAL TRENDS
Educational outcomes varied across Napa County, areas in the northern portion
of the county and portions of the City of Napa had less positive education
outcomes compared with jurisdictions in the western portion of the county such
as St. Helena and portions of Calistoga, Yountville, and the City of Napa. An
overview of education outcomes across Napa County is illustrated in Figure 4-22.
According to Kidsdata.org, a data compilation program of the Lucile Packard
Foundation for Children’s Health, Napa County high school graduation rates
were highest among Asian-American students (97.6 percent) and white students
(91.0 percent). Comparatively, Black/African-American students (83.7 percent)
and Hispanic/Latino students (88.9 percent) had the lowest graduation rates.
LOCAL TRENDS
The City of American Canyon is served by the Napa Valley Unified School District
(Napa Valley USD) with three elementary schools, one middle school, and one
high school in the city.16 Figure 4-23 shows American Canyon’s TCAC scores for
education outcomes at the census tract level. American Canyon has less positive
education outcomes overall, however, most of the city has more positive
education outcomes than parts of the City of Napa and northern areas of the
county. N o portion of the city has an outcome score considered to be good or
excellent. The southeastern portion of the city had the lowest education
outcome score.
15 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport
16 Napa Valley Unified School District, https://www.nvusd.org/ourschools
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American Canyon Housing Element Background Report, Public Review Draft | 4-45
Figure 4-22: TCAC Opportunity Areas – Education Outcomes (Napa County)
Source: California State Treasurer's Office, 2022
4-46 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-23: TCAC Opportunity Areas - Education Outcomes (American Canyon)
Source: California State Treasurer's Office, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-47
Economic Outcomes
Housing opportunities are directly related to economic opportunities. Access to
high-quality employment close to desired and affordable housing results in
more housing opportunities and shorter commute times. The analysis for
economic opportunities uses TCAC economic indicators, employment
participation data from the ACS, Metropolitan Transportation Commission
(MTC) Equity Priority Communities (EPC), and the HUD Jobs Proximity Index.
TCAC economic opportunities are measured by census tract. They consider
poverty, adult education, employment, job proximity, and median home values.
A higher economic index score reflects more positive economic outcomes. The
MTC EPC identifies concentrations of underserved populations in order to direct
funding for housing and transportation equity. 17 The HUD Jobs Proximity Index
assesses the accessibility to job opportunities at the census block group level.
REGIONAL TRENDS
Economic outcomes vary across Napa County. Figure 4-24 shows areas with
more positive economic outcome scores were identified in the western portions
of the county and the area northeast of the City of Napa. Conversely, eastern
portions of the county and the cities of Calistoga, Napa, and American Canyon
had large concentrations of less positive economic outcomes.
According to 2015-2019 American Community Survey (ACS) estimates, Napa
County had a labor force participation rate of 65.2 percent for persons 16 years
old and older, with an employment rate of 4.9 percent. Top employers in the
county include manufacturing, healthcare, and accommodation and food
service. Approximately 34 percent of workers commute 30 or more minutes to
work with a countywide mean commute time of 25.6 minutes.
The TCAC opportunity maps help to identify patterns of negative and positive
economic, educational, and environmental outcomes across the state. Census
tracts are ranked from low resource (negative outcomes) to highest resource
(positive outcomes) based on TCAC’s Opportunity Maps analysis. Figure 4-24
shows the TCAC Opportunity Areas map for economic outcomes across Napa
County. Economic outcomes are varied throughout the county with more
positive outcomes generally located in the western areas of the county and
northeast of the City of Napa and less positive outcomes in the eastern areas of
the county.
LOCAL TRENDS
In American Canyon, the labor participation rate of residents age 16 and older
is 66.5 percent and the unemployment rate is 6.0 percent, slightly higher than
17 MTC, 2021. https://mtc.ca.gov/planning/transportation/access-equity-mobility/equity-priority-
communities
4-48 | American Canyon Housing Element Background Report, Public Review Draft
the county. Top employers in the city include educational services, health care
and social assistance, arts, entertainment, recreation, and accommodations,
manufacturing, and retail trade.
TCAC economic outcome scores are less positive throughout the City of
American Canyon, as shown in Figure 4-25. Generally, the lowest economic
outcomes were in the western and southern areas of the city, west of Highway
29 and south of American Canyon Road. Areas in the northeast portion of
American Canyon had slightly higher economic outcome scores but were still
considered less positive.
Access to employment opportunities has a significant impact on the type and
size of housing a household can afford. HUD’s Jobs Proximity Index utilizes
origin-destination employment statistics to evaluate the distance from a given
neighborhood to all job locations in the San Francisco Bay Area and assess the
accessibility to job opportunities at the census block group level. Because the
size of employment centers and the supply of labor differ across the San
Francisco Bay Area, the distance from any single job location is positively
weighted by the size of employment (job opportunities) at that location and
inversely weighted by the labor supply (competition) to that location.18
Accessibility to employment opportunities differs across American Canyon, as
shown in Figure 4-26. Neighborhoods with the highest access to employment
opportunity are concentrated in the northwest area of the city, which is located
closest to the industrial district. The northwestern area of the city is zoned for
industrial land uses and located near the Napa County Airport. Although the
northwest area of the city has a high job proximity score, this area has a lower
population density than other portions of the city. This area includes a portion
of the Broadway District Specific Plan, including areas zoned for medium-density
residential and a business park that allows residential development. In addition,
the city recently amended the General Plan to allow 291 additional multifamily
units on Oat Hill, which is located in the northwest are of the City. Most other
areas in American Canyon received the lowest scores for job proximity.
According to 2015-2019 ACS estimates, mean commute time is 37.3 minutes for
American Canyon residents with 55.8 percent of workers commuting 30 or more
minutes to work. This high commute time reflects the larger job market available
in the East Bay and beyond.
18HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006-
July-2020.pdf
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Figure 4-24: TCAC Opportunity Areas - Economic (Napa County)
Source: California State Treasurer's Office, 2022
4-50 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-25: TCAC Opportunity Areas – Economic (American Canyon)
Source: California State Treasurer's Office, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-51
Figure 4-26: Job Proximity Index (American Canyon)
Source: AFFH Viewer, 2022
4-52 | American Canyon Housing Element Background Report, Public Review Draft
Healthy Housing Environment
Healthy environment analyses address patterns in the environmental and
health-related disparities found in different neighborhoods and protected area
groups. These disparities can include air quality, water quality, safe
neighborhood, environmental hazards, social services, and cultural institutions.
Recent California laws—Assembly Bill (AB) 1550, Senate Bill (SB) 535, and SB
1000 emphasize the importance of environmental justice as a fair housing issue.
Environmental Justice, according to HUD, means ensuring that people have
equal access to safe and healthy housing. HUD requires all entitlement
jurisdictions to conduct reviews under the National Environmental Protection
Act to determine if a proposed project creates adverse impacts due to
environmental conditions. It furthers the requirement that human health
deserves equal protection for all people regardless of race, color, national origin,
or income. Under Executive Order 12898, federally assisted projects may also
target funding to communities that have disproportionately high and adverse
human health impacts on minority and low-income populations due to
environmental conditions.19
The California Office of Environmental Health Hazard Assessment developed
CalEnviroScreen, a mapping tool that uses spatial data collected by various
regulatory agencies (e.g., air quality indicators from Bay Area Air Quality
Management District, water quality indicators from East Bay Municipal Utilities
District, monitored chemical releases into the air or water table from
Environmental Protection Agency, etc.). The dataset uses a methodology to
identify communities disproportionately burdened by exposures to pollution,
environmental effects of existing pollutants in communities, among other
indicators of sensitive populations or socioeconomic factors. Residents in census
tracts with high CalEnviroScreen scores are disproportionately burdened by
pollution and are more vulnerable to related effects. CalEnviroScreen shows
environmental health scores as a percentile, where a score of 100 percent
means environmental health in a particular census tract is worse than 100
percent of census tracts in California.
REGIONAL TRENDS
The CalEnviroScreen map for Napa County identifies the degree to which
communities are considered burdened by pollution. Generally, the more
urbanized and southern portion of the county has less positive environmental
outcomes than rural areas, but there are some portions of the cities with
positive outcomes (Figure 4-27). The rural areas in the northeastern and
western portions of the county had positive environmental scores. Similar to the
CalEnviroScreen map, the TCAC Opportunity Map shows the western, southern,
and central areas of the county have less positive environmental outcomes
19 HUD, 2021. https://www.hudexchange.info/programs/environmental-review/environmental-justice/
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-53
compared to the northern areas of the county and the area northeast of the City
of Napa (see Figure 4-29 and Figure 4-24). Portions of the cities of St. Helena,
Napa, and American Canyon had positive environmental outcomes.
LOCAL TRENDS
Pollution burden varies across American Canyon. The northern portion of the
city, including the industrial areas in the northwestern portion of the city, had
less positive environmental outcomes than areas in the southern and western
portions of the city.
According to CalEnviroScreen and the TCAC Opportunity Map for environmental
outcomes, scores vary across the city (Figure 4-30 and Figure 4-28). The
CalEnviroScreen map (Figure 4-28) shows the environmental health scores of
census tracts within the city as a percentile which compares each census tract
to all census tracts in the state. The environmental score is calculated using a
combination of pollution burden data and population characteristics. A census
tract with a score of 100 percent has an environmental score that is higher than
100 percent of census tracts in the state. The TCAC Opportunity Map (Figure 4-
30) shows environmental health scores ranging from less positive to positive,
where a lower score indicates a less healthy environment and higher score
indicates a healthier environment.
Areas with worse environmental health scores were concentrated in the
northern part of the city and areas with more positive environmental scores
were located in the southern part of the city. This pattern is influenced by the
two census tracts located in the northern area of the city that both include large
areas within the unincorporated part of the county. These two census tracts
include agricultural land uses outside of the city limit that may contribute to
higher pollution burden from pesticide use and drinking water contaminants
associated with farming operations. In addition, there are several hazardous
waste and solid waste sites located in the unincorporated areas of the county
that increase pollution burden in these two census tracts, though not
necessarily for residents of American Canyon.
4-54 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-27: CalEnviroScreen 4.0 Percentile Scores (Napa County)
Source: CalEnviroScreen 4.0, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-55
Figure 4-28: CalEnviroScreen 4.0 Percentile Scores (American Canyon)
Source: CalEnviroScreen 4.0, 2022
4-56 | American Canyon Housing Element Background Report, Public Review Draft
Figure 4-29: TCAC Opportunity Areas – Environment (Napa County)
Source: California State Treasurer's Office, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-57
Figure 4-30: TCAC Opportunity Areas – Environment (American Canyon)
Source: AFFH Viewer, 2022
4-58 | American Canyon Housing Element Background Report, Public Review Draft
Disproportionate Housing Needs
Disproportionate housing needs refers to a condition in which there are
significant disparities in the proportion of members of a protected class
experiencing a category of housing need, or the total population experiencing
that category of housing need in the applicable geographic area. To analyze the
extent of disproportionate housing needs, this section reviews data on housing
cost burden, overcrowding, homelessness, and substandard housing conditions.
Housing Cost Burden
“Housing cost burden” means that more than 30 percent of a household’s total
gross income is spent on housing costs (rent, mortgage, utilities, and other
housing-related costs). Households spending over 50 percent on housing costs
are considered severely cost burdened. The higher the housing cost burden, the
more likely residents are to live in overcrowded and substandard conditions and
are less likely to afford to relocate. Low-income households and persons in
protected classes disproportionately experience severe housing problems.
Housing problems are households that has one or more of the following
problems: lacks a complete kitchen facility, lacks complete plumbing facility, a
household that is overcrowded, or a household that is cost burdened.
REGIONAL TRENDS
Overpayment (housing cost burden) is prevalent throughout the county. Urban
areas of Napa County, especially in the City of Napa, northeastern, and
southeastern parts of the county had the greatest proportion of renters
overpaying for housing, as shown in Figure 4-31. Areas near the City of Napa
had 60 to 80 percent of renters overpaying for housing and areas in the
northeast and southeast areas of the county had 40 to 60 percent of renters
overpaying. Overpayment by homeowners was also prevalent throughout the
county, with at least 20 percent of homeowners overpaying in most areas in the
county, as shown in Figure 4-32. Within northern areas of the county, 40 to 60
percent of homeowners spent more than 30 percent of their household income
on housing.
LOCAL TRENDS
CHAS Data for American Canyon shows that approximately 85 percent of
extremely low-income households spend more than 50 percent of their income
on housing, which is considered severely cost burdened. Approximately 90
percent extremely low-, very low-, and low-income households that rent in
American Canyon reported experiencing at least one housing problem (the
housing unit lacks complete kitchen facilities, the unit lacks complete plumbing
facilities, the household is overcrowded, or the household is cost burdened).
Renter households are not necessarily more likely to be housing cost burdened
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American Canyon Housing Element Background Report, Public Review Draft | 4-59
than those that own. Table 4-7 shows housing cost burden of lower-income
households in American Canyon. Among very low-income and low-income
residents, renters were more likely to be cost burdened than those who own
their home. However, among extremely low-income residents, owners were
more likely to be cost burdened than renters. Additional information regarding
cost burden is in Chapter 2, Housing Needs Assessment.
Housing cost burden among renters and owners varied across American Canyon.
As shown in Figure 4-33, most of the city had between 40 and 60 percent of
renters experiencing housing cost burden, according to 2015-2019 ACS
estimates. In the northwest portion of the city between 20 and 40 percent of
renters were cost burdened. This area is primarily zoned industrial and has low
residential density. Similarly, several areas of the city had between 40 and 60
percent of owners who were cost burdened, specifically the northwest and
southeast portions of the city, as shown in Figure 4-34. The rest of the city had
between 20 and 40 percent of owners who were cost burdened.
4-60 | American Canyon Housing Element Background Report, Public Review Draft
Table 4-7: Housing Cost Burden of Lower-Income Households (2014-2018)
Household by
Type,
Income, and
Housing
Problem Renters Percent Owners Percent
Total
House-
holds Percent
Extremely Low-
Income
(0-30 % AMI)
255 275 530
With Cost
Burden >30%
224 87.84% 255 92.73% 480 90.57%
With Cost
Burden >50%
220 86.27% 230 83.64% 450 84.91%
Very Low-
Income
(0-30 % AMI)
175 325 500 %
With Cost
Burden >30%
130 74.29% 125 38.46% 265 53.00%
With Cost
Burden >50%
90 51.43% 70 21.54% 75 15.00%
Low-Income
(51-80 % AMI)
240 600 840 %
With Cost
Burden >30%
165 68.75% 270 45.00% 185 22.02%
With Cost
Burden >50%
35 14.58% 115 19.17% 100 11.90%
Moderate &
Above Income
(>80% AMI)
560 3,010 3,570
With Cost
Burden >30%
133 26.6% 205 18.6% 338 21.1%
With Cost
Burden >50% 8 1.6% 60 5.4% 68 4.2%
Total 1,230 4,210 5,440
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018
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Figure 4-31: Overpayment by Renters (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-32: Overpayment by Homeowners (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-33: Overpayment by Renters (American Canyon)
Source: AFFH Viewer, 2022
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Figure 4-34: Overpayment by Homeowners (American Canyon)
Source: AFFH Viewer, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 4-65
Overcrowding
Overcrowding is defined as housing units with more than one person per room
(including dining and living rooms but excluding bathrooms and kitchen) while
severe overcrowding refers to more than 1.5 persons per room. Large families
generally have special housing needs due to lower per capita income, the need
for affordable housing, or the need for larger units with three or more
bedrooms, resulting in overcrowding. Some households may not be able to
accommodate high-cost burdens for housing and accept smaller housing or
reside with other individuals or families in the same home. Potential fair housing
issues emerge if non-traditional households are discouraged or denied housing
due to a perception of overcrowding. Household overcrowding is reflective of
various living situations: housing unit is inadequately sized to meet a
household’s needs; the necessity or desire to have extended family members
reside in an existing household; or unrelated individuals or families share a
single housing unit.
Not only is overcrowding a potential fair housing concern, but it can also
potentially strain physical facilities and the delivery of public services, reduce
the quality of the physical environment, contribute to a shortage of parking, and
accelerate the deterioration of homes. As a result, some landlords or apartment
managers may be more hesitant to rent to larger households, thus making
access to adequate housing even more difficult. According to local fair housing
service providers and property managers, addressing the issue of large
households is complex as there are no set of guidelines for determining the
maximum capacity for a unit. Fair housing issues may arise from policies aimed
to limit overcrowding that have a disparate impact on specific racial or ethnic
groups with higher proportion of overcrowding.
REGIONAL TRENDS
In Napa County, approximately six percent of occupied housing units are
overcrowded. Overcrowding is more common in renter households than owner
households in Napa County. According to 2015-2019 ACS estimates, three
percent of owner-occupied housing units are overcrowded (more than 1.0
occupant per room) while about 12 percent of renter-occupied units are
overcrowded. Less than one percent of owner households and 3.5 percent of
renter households are severely overcrowded (more than 1.5 occupants per
room). Figure 4-35 shows the percent of households in Napa County that are
overcrowded. Urban areas, such as the cities of Napa and Calistoga have a higher
proportion of overcrowded units compared to the rest of the county.
LOCAL TRENDS
Based on 2015-2019 ACS estimates, 7.1 percent of households in American
Canyon are overcrowded. Overcrowding is more common in renter households
and among non-white residents in American Canyon. Less than two percent of
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Figure 4-35: Overcrowded Households (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-36: Overcrowded Households (American Canyon)
Source: AFFH Viewer, 2022
4-68 | American Canyon Housing Element Background Report, Public Review Draft
owner-occupied units are overcrowded and about 16.1 percent of renter
occupied units are overcrowded. Figure 4-36 shows overcrowding in American
Canyon is less than the statewide average, 8.2 percent.
Overcrowding remains low overall in the county, but there is a disproportionate
impact of overcrowding in households primarily occupied by non-white
racial/ethnic groups. According to ACS 2015-2019 estimates, 1.5 percent of non-
Hispanic white households were overcrowded (more than one occupant per
room), compared to Hispanic/Latino (13.1 percent), Asian (6.4 percent) and
Black/African American (6.5 percent) households. Figure 4-37 shows
overcrowding was a more common housing issue for residents who identified as
Asian American/Asian Pacific Islander (API), Hispanic/Latino, Black/African
American and those of other race or multiple races than for people who
identified as white (non-Hispanic) or American Indian/Alaska Native.
Overcrowding is also linked with household income. According to the 2013-2017
CHAS data for American Canyon, very low-income households reported the
highest percentage of overcrowded conditions of all income groups (12.8
percent), followed by low-income households (51 to 80 percent AMI) at 6.7
percent.
Figure 4-37: Overcrowding by Race
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014
Housing Problems
HUD considers housing units to be “standard units” if they are in compliance
with local building codes. Many federal and state programs use the age of
housing as a factor to determine a community’s housing rehabilitation needs.
Housing age can be an important indicator of housing condition in a community.
Like any other tangible asset, housing is subject to gradual physical or
technological deterioration over time. If not properly and regularly maintained,
housing can deteriorate and discourage reinvestment, depress neighboring
property values, and eventually impact the quality of life in a neighborhood.
Typically, housing over 30 years old is more likely to have rehabilitation needs
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that may include replacing plumbing, roof repairs, foundation work, and other
repairs. Some older housing units may have health risks such as lead paint (pre-
1978 built homes) and asbestos. Housing issues such as mold may elevate health
conditions such as asthma. Residents who rent are at greater risk of exposure to
deteriorating housing conditions due to the desire to keep their rents from rising
or fear of losing their housing.
REGIONAL TRENDS
Housing problems are defined as units having incomplete kitchen facilities,
incomplete plumbing facilities, more than one person per room, and households
with a cost burden greater than 30 percent, while severe housing problems
include all of the above except cost burden is greater than 50 percent. Forty
percent of total households in Napa County experienced at least one housing
problem, and another 21.8 percent of total households experienced severe
housing problems. Housing problems were also reported to be higher among
lower-income households, as shown in Table 4-8.
Table 4-8: Housing Problems (Napa County)
Household by
Income
At Least One
Housing Problem
No Housing
Problems Total
House-
holds Percent
House-
holds Percent
House-
holds
Percent
Extremely Low-
Income
(0-30 % AMI)
3,840 81.9% 845 18.1% 4,690
Very Low-Income
(0-30 % AMI)
4,185 78.6% 1,140 21.4% 5,325
Low-Income
(51-80 % AMI)
4,420 61.6% 2,750 38.4% 7,170
Moderate Income
(80-100% AMI)
2,220 49.7% 2,260 50.1% 4,470
Above Moderate
Income
(>100%_
4,965 18.1% 22,415 81.9% 27,380
Total 19,630 29,405 49,030
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018
A housing unit is considered substandard if it lacks complete plumbing or
kitchen facilities. According to 2015-2019 ACS estimates, 0.3 percent of housing
units lack complete plumbing facilities and 1.5 percent lacked complete kitchen
facilities in Napa County. Approximately 73.0 percent of housing units in the
county were built prior to 1990, meaning these units are potentially in need of
repair and modernization improvements.
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LOCAL TRENDS
Approximately 36 percent of all households in American Canyon experienced at
least one housing problem and about 22 percent experienced severe housing
problems, slightly lower compared to county trends. Similar to county trends,
housing problems in American Canyon were more common among lower-
income households, as shown in Table 4-9.
Table 4-9: Housing Problems (American Canyon)
Household by
Income
At Least One
Housing Problem
No Housing
Problems Total
House-
holds Percent
House-
holds Percent
House-
holds
Percent
Extremely Low-
Income
(0-30 % AMI)
475 89.6% 55 10.4% 530
Very Low-Income
(0-30 % AMI)
285 57.0% 210 42.0% 500
Low-Income
(51-80 % AMI)
470 56.0% 370 44.0% 840
Moderate Income
(80-100% AMI)
170 46.6% 195 53.4% 365
Above Moderate
Income
(>100%_
560 17.5% 2,640 82.4% 3,205
Total 1,965 3,475 5,440
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018
According to the 2015-2019 ACS, 0.4 percent of the housing units in American
Canyon lacked complete plumbing facilities and 0.6 percent lacked complete
kitchen facilities, a similarly low percentage compared to the County. Compared
to county trends, the housing stock in American Canyon is not as old—about 41
percent of the city’s current housing stock is greater than 30 years old.
Persons Experiencing Homelessness
State law (Section 65583(a)(7)) requires municipalities to address the special
needs of persons experiencing homelessness within their boundaries.
“Homelessness,” as defined by HUD, describes the condition of an individual,
who is not imprisoned or otherwise detained, who:
• Lacks a fixed, regular, and adequate nighttime residence; and
• Has a primary nighttime residence that is:
o A supervised publicly or privately operated shelter designed to
provide temporary living accommodations (including welfare
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hotels, congregate shelters, and transitional housing for the
mentally ill);
o An institution that provides a temporary residence for individuals
intended to be institutionalized; or
o A public or private place not designed for, or ordinarily used as, a
regular sleeping accommodation for human beings.
Throughout Napa Country, homelessness has become an increasingly important
issue. Factors that contribute to the rise in homelessness include a lack of
housing affordable available for low- and moderate-income households,
increases in the number of persons whose incomes fall below the poverty level,
reductions in public subsidies, and lack of support for persons with extreme
developmental, physical, and mental disabilities.
REGIONAL TRENDS
According to the Napa County Continuum of Care’s January 2020 homeless
point-in-time count, 464 persons were experiencing homelessness in the
county, representing a 44 percent increase from 2019. The majority of people
experiencing homelessness (72 percent) cited inability to afford rent as the
primary barrier to finding permanent housing.
The 2020 point-in-time count found that 63 percent of the persons experiencing
homelessness had been experiencing homelessness for over one year, and that
nearly one in five people included in the count became homeless after an
eviction, foreclosure, or rent increase. The survey found that 41 percent of the
homeless population had at least one disabling condition. A majority of survey
respondents identified as white (75 percent). Ten percent identified as American
Indian or Alaska Native, and four percent identify as Black or African-American.20
LOCAL TRENDS
The 2020 Napa County homeless point-in-time count does not break down the
number of individuals experiencing homelessness within each jurisdiction.
Therefore, the City’s share of the County’s homeless population is unknown.
According to discussions with community stakeholder, there are residents in
American Canyon who experience homelessness and have trouble finding
housing.
Displacement
Displacement, as defined by HCD, is used to describe any involuntary household
move caused by landlord action or market changes. Shifts in neighborhood
composition are often framed and perpetuated by established patterns of racial
inequity and segregation. Movement of people, public policies, and
investments, such as capital improvements and planned transit stops, and flows
20 Napa County Continuum of Care, Napa Homeless Point-in-Time Count & Survey. 2020.
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of private capital can lead to displacement. Displacement is fueled by a
combination of rising housing costs, rising income inequality, stagnant wages,
and insufficient market-rate housing production. Decades of disinvestment in
low-income communities, coupled with investor speculation, can result in a rent
gap or a disparity between current rental income of the land, and potentially
achievable rental income if the property is converted to its most profitable use.
These processes can disproportionally impact people of color, as well as lower
income households, persons with disabilities, large households, and persons at-
risk or experiencing homelessness.21
REGIONAL TRENDS
The Urban Displacement Project (UDP) is an initiative out of the University of
California, Berkeley that conducts data-driven research to better understand
gentrification and displacement to generate more equitable and inclusive cities.
UDP provides data to identify “sensitive communities,” communities that are
vulnerable to displacement caused by housing costs or with market-based
displacement pressures within or near the community. As shown in Figure 4-28,
residents in portions of the cities of Napa and Calistoga live in what are called
“sensitive communities,” meaning they are vulnerable to displacement.22
LOCAL TRENDS
According to 2015-2019 ACS and UDP estimates, no households were at risk of
displacement in American Canyon. No sensitive communities were identified in
the city, as shown in Figure 4-29.
21 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-
2021.pdf
22 Urban Displacement Project, 2021. https://www.urbandisplacement.org/maps/sf-bay-area-gentrification-
and-displacement/
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Figure 4-38: Sensitive Communities (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-39: Sensitive Communities (American Canyon)
Source: AFFH Viewer, 2022
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Contributing Factors
Contributing factors are issues that contribute to, perpetuate, or increase the
severity of one or more fair housing issues. These factors have been identified
through outreach and local knowledge, assessment of fair housing data
collection and analysis, and the site inventory. Based on available data, including
data summarized in this Assessment of Fair Housing as well as the above-
summarized community input, the following are the most significant
contributing factors to fair housing issues in American Canyon.
Segregation and Integration Patterns and Trends
As noted above, American Canyon is the most racially and ethnically diverse
community in Napa County, and the fifth-most diverse city or county in the Bay
Area. The data shows that there are only slight differences between census
tracts in concentrations of racial/ethnic groups or special needs populations.
However, community outreach conducted for this Housing Element update
provided context for the data, and helped reveal the following contributing
factors to segregation and integration patterns in American Canyon:
• The location, type, and availability of housing that is affordable: A
shortage of affordable housing appropriate for family size, income, and
special needs affects the ability of lower-income people and people
experiencing homelessness to find adequate housing.
• Lack of services and information in multiple languages: While the City
makes materials and information available in English and Spanish, there
are multiple languages spoken in the city and the Regional Fair Housing
Analysis drafted by the Napa Sonoma Collaborative identified language
access as a contributing factor. See Other Relevant Factors, below.
Racially and Ethnically Concentrated Areas of Poverty
(R/ECAPs)
There are no R/ECAPs in American Canyon.
Disparities in Access to Opportunities
The following contributing factors to disparities in access to opportunities in
American Canyon include:
• Limited availability and type of public transportation: As discussed in
Transit and Walkability, above, transit access is limited in Napa County
and American Canyon, which is an impediment to fair housing choice
and accessing opportunity for households without a car or those unable
to drive to due disability.
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• Low walkability: American Canyon has a low average walkability score
per Walk Score. The EPA’s walkability index is more granular and shows
that downtown has the highest walkability scores in the city. However,
community members reported low walkability, disconnected pedestrian
routes, and a desire for more mixed-use neighborhoods.
• Location of employers: Most residents commute by car out of American
Canyon for work. Long commutes cost households money and time, and
limited jobs within walking, biking, or transit access limit opportunities
for households without a car or those unable to drive due to disability.
• Location and type of housing that is affordable: As discussed previously,
a shortage of affordable housing that is appropriate for family size,
income, and special needs affects the ability of lower-income people
and people experiencing homelessness to find adequate housing.
• Limited access to opportunity: As discussed in Disparities in Access to
Opportunities, most of the city is considered lower resource. Education
and economic outcomes are less positive throughout the city and
environmental outcomes are less positive in the northern half of the
city. Limited access to opportunity can mean people, especially lower-
income households and people with disabilities, have limited economic
mobility and lower quality of life.
Disproportionate Housing Needs
Disproportionate housing needs refers to the condition in which there are
significant disparities in the proportion of members of a protected class (race,
religion, marital status, disability, etc.) experiencing a category of housing need,
or the total population experiencing that category of housing need in the
applicable geographic area. These issues are discussed in more detail above.
Contributing factors to disproportionate housing needs are:
• The availability of affordable units in a range of sizes: Overpayment is
prevalent throughout the city, for renters and owners, which means that
many households spend more than 30 percent of their income on
housing, leaving little money left over for other critical essentials,
including food and medicine. Overcrowding is more prevalent for
renters than owner, suggesting a need for larger, affordable rental units.
• Lack of accessible housing for disabled persons and seniors: About 11
percent of American Canyon’s population is living with one or more
disabilities, and stakeholders reported a lack of housing options (both
housing units and neighborhood characteristics) that provide access for
the city’s disabled population.
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Local Area Knowledge
Although American Canyon has a low fair housing proportion than most
communities, the AFFH analysis identified the southern portion of American
Canyon generally experiences more fair housing issues than other areas of the
city. Fair housing issues in this area include, lower median income,
overpayment, and lower economic and education outcomes. The predominant
population in this area of the city is Hispanic/Latino in the southwest area and
Asian/Pacific Islander in the southeast area.
Stakeholder and Community Input
The City held two housing workshops to receive feedback from the community
on housing issues and the Housing Element Update (on April 13, 2022, and April
27, 2022). During these workshops, participants frequently brought up concerns
regarding increased traffic associated with new development, ensuring new
development had adequate parking for residents, lack of pedestrian
infrastructure and connectivity. Participants did not necessarily observe specific
neighborhoods that appeared to lack infrastructure, but generally that areas
along Highway 29 have gaps in sidewalks and noted that empty lots created an
incomplete pattern of development and improvements.
The City also held stakeholder interviews (on March 21, 2022) with local fair
housing providers, service groups, and representatives of special needs
populations. Key feedback gained during stakeholder interviews included:
• There is a lack of affordable housing generally, especially for low-income
seniors. There’s a need for more supportive housing, and housing
options for persons with disabilities. There is potential for a home-
sharing program that can link older adults with unused space in their
home with a renter.
• There is a need for walkable and mixed-use neighborhoods. People
need to be able to access services, commercial centers, schools, parks,
and churches in their neighborhood. Pedestrian infrastructure needs to
be improved to better facilitate walking. Ensuring housing is located
near services and amenities will help affordable projects compete for
funding.
• There’s a need to preserve naturally affordable housing options that are
not deed-restricted.
• There’s a lack of transportation options. American Canyon is not very
walkable and not well connected to other jurisdictions via transit;
therefore, cars are essential for getting around the City and connecting
to neighboring communities. Stakeholder interviews with affordable
and market-rate developers further revealed that although cars are
necessary for most residents, parking requirements are a challenge for
4-78 | American Canyon Housing Element Background Report, Public Review Draft
developing affordable housing at sufficient densities. Alternate ways of
meeting parking requirements can help alleviate those requirements.
• Mobile home park residents are disproportionately impacted by fair
housing issues. Residents tend to be older adults, often disabled, and
there may be cultural or language barriers.
• Stakeholders identified a lack of funding as a significant barrier to
building affordable housing in the city. Projects in the City compete with
other jurisdictions with greater funding and resources for limited state
and federal funds.
• Community members interviewed during public workshops were not
aware of many of the fair housing services provided by the City and its
partners, and were not confident that they understood their rights
under fair housing law.
Other Relevant Factors
Other relevant factors are those not previously discussed, but which were
identified though community outreach conducted for this Housing Element
update and by the Napa Sonoma Collaborative in the Regional Assessment of
Fair Housing.
Language Spoken at Home
A significant proportion of American Canyon’s population speak a language
other than English at home. Of the population age five and over, 46.1 percent
speak a language other than English (8,815 residents). Of those individuals, 42.6
percent (3,752 residents) speak English less than “very well.”
Table 4-10 shows a breakdown of language spoken at home by residents over
the age of 5 and what percent of residents speak English less than “very well”
by language spoken at home.
Table 4-10: Language Spoken at Home
Speak Language
Other Than English
Speak English Less
than Very Well
Language Number Percent Number Percent
Only English 10,296 53.9%
Language Other than English (Total) 8,815 46.1% 3,752 42.6%
Spanish 3,949 20.7% 1,694 42.9%
Other Indo-European 793 4.1% 276 34.8%
Asian and Pacific Islander 4,039 21.1% 1,773 43.9%
Other 34 0.2% 9 26.5%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table S1601
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In addition to limited English proficiency, many residents were born outside of
the United States. Table 4-11 shows a breakdown of the top ten countries of
birth for residents who were born outside the United States.
Table 4-11: Place of Birth (Foreign Born)
Place of Birth Number
Total 7,105
Top 10 Countries
Philippines 3,475
Mexico 1,634
India 291
Guatemala 211
China (excluding Hong Kong and Taiwan) 189
El Salvador 186
Vietnam 131
Panama 120
Pakistan 120
Korea 58
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B05006
Access to Financial Services
According to the Regional Fair Housing Analysis drafted by the Napa Sonoma
Collaborative, in American Canyon, there are only two full-service brick-and-
mortar branches of banks regulated by the Federal Deposit Insurance
Corporation. Reduced access to full service, brick-and-mortar bank branches
increases the likelihood of discrimination in lending and credit services and the
likelihood of concentrated economic immobility. Financial institutions may be
more likely to engage in predatory practices if physical access has diminished,
which can further racial and socioeconomic inequities.23
Farmworker Housing
An estimated between 6,000 and 9,000 farmworkers are employed Napa
County. Sufficient affordable housing options are lacking for farmworkers who
are often lower income and have special housing needs, such as seasonal
housing. The Napa Sonoma Collaborative's Regional Assessment of Fair Housing
Analysis states that due to limited residential zoning and the lack of multi-family
housing outside of urban areas, workers in the County must live in proximity to
city centers. The number of farmworkers employed in American Canyon is
unknown; however, the city’s location in Napa County and its relative proximity
to vineyards and wineries would imply a number of farmworkers are employed
near to the city, and that they look for housing opportunities in the city.
23 Napa Sonoma Collaborative Regional Contributing Factors, Page 1
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Sites Inventory Analysis
American Canyon is able to accommodate its share of the Regional Housing
Needs Assessment (RHNA) with a 20 percent buffer through planned and
approved housing units that have not yet been built, known as “pipeline
projects.” These pipeline projects would be constructed within the 6th cycle
planning period and include a range of housing types to fulfill all income
categories from extremely low- to above moderate-income housing units.
Table C13 and Figure 4-41 show an overview of the pipeline projects organized
by site and by census tract. Sites are categorized into neighborhoods. Both
tables summarize the number of proposed housing units in low, moderate, and
high resource areas as well as the occurrence of fair housing indicators, including
minority population, income, overpayment, etc.
Opportunity Areas
For purposes of evaluating fair housing, resource levels designated by HCD and
TCAC opportunity maps identify areas with characteristics that support positive
economic (low poverty, high employment, high median household income),
educational (reading and math proficiency, high school graduation rates, low
student poverty rates), and environmental outcomes (low exposure to
pollution).
Most of the census tracts in American Canyon are ranked low-resource, except
for the census tract located in the northeast part of the city that is ranked
moderate-resource. This categorization indicates that most residents have low
access to positive economic, educational, and environmental outcomes.
Figure 4-41 shows the location of the pipeline projects overlaid with the TCAC
Opportunity Map for composite score for each census tract (composite score
accounts for economic, educational, and environmental outcomes). As shown in
Figure 4-41, the majority of the pipeline projects are located in moderate-
resource areas.
According to TCAC Opportunity Maps, the census tract with the highest
economic score in American Canyon is in the northeastern portion of the city;
however, the entire city has less positive economic outcomes. As shown in
Figure 4-42, most of the pipeline projects are in the northeast area of the city
which has a higher economic outcome than the rest of the city.
Similarly, the whole city has less positive education outcomes with the census
tract with the lowest education score located in the southeast portion of the
city. Figure 4-43 shows the location of the pipeline projects in relation to
education outcomes. All pipeline projects are in the northern area of the city
which has higher education scores than the southeast area of the city.
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The city’s environmental score is less positive in the northern half of the city and
more positive in the southern half of the city. Figure 4-44 shows the location of
the pipeline projects overlaid with TCAC Environmental Outcome Map. Most of
the pipeline projects are in the northern part of the city which has lower
environmental outcomes than the southern part of the city.
Improved Conditions
Demographic and socio-economic spatial patterns show that census tracts with
low- and moderate-income households, predominantly Asian-American and
Hispanic/Latino populations, and higher rates of housing problems are located
throughout the southern, central, and eastern neighborhoods of the city. Most
of the pipeline projects (representing about 43 percent of the total housing units
included in the pipeline projects) are in moderate-resource areas of the city
even though the majority of the city is considered low resource. Sites that
accommodate housing unit densities appropriate for lower-income units are
concentrated in the central and northern areas of American Canyon.
Exacerbated Conditions
As mentioned previously, most neighborhoods in American Canyon have a
majority that are non-white. The neighborhoods that have the lowest median
incomes are located in the southern area of American Canyon. These
neighborhoods are predominantly Hispanic/Latino and Asian American/Pacific
Islander. Pipeline projects with lower- and moderate-income housing units are
located throughout the northern and central areas of the city. There were no
areas in the city identified as at risk for displacement. Thus, the Sites Inventory
does not exacerbate vulnerable conditions.
Racially/Ethnically Concentrated Areas of Poverty and
Affluence
American Canyon has no racially/ethnically concentrated areas of poverty (per
HUD’s definition). There are several tracts in the southern part of the city with
LMI populations that are predominantly Asian-American and Hispanic/Latino.
Neighborhoods west of Highway 29 and in the northwest part of American
Canyon have some of the highest median income levels in the city and are
predominantly white. The affordable pipeline projects are located in the north
and central parts of the city closest to transit, services, and employment.
Access to Opportunity
The City has five census tracts, of which four are categorized as low resource.
One census tract located in the northeast part of the city is considered
moderate-resource. The majority of pipeline projects (representing about 43
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percent of the total housing units in the pipeline projects) are located in the
census tract categorized as moderate-resource, with the remaining pipeline
projects (about 57 percent of the total housing units) located in census tracts
categorized as low resource. Pipeline projects include housing in all income
ranges.
Disproportionate Housing Needs
As shown in Table 4-12, approximately 57 percent of the housing units in the
sites inventory are in low-resource areas and 43 percent are in moderate-
resource areas. There are no high-resource areas in American Canyon.
Table 4-12: Pipeline Projects by Opportunity Areas
Opportunity
Category
Proposed Sites Inventory Housing Unit Allocation
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income Total
Low Resource 26 39 0 816 881
Moderate Resource 168 82 408 0 658
High Resource 0 0 0 0 0
Total 194 121 408 816 1,539
Subsidized Housing
The Housing Authority of the City of Napa administers the Housing Choice
Voucher (HCV) program in American Canyon. The HCD program provides direct
assistance to rent-burdened households. There are 129 households receiving
HCVs in all census tracts in American Canyon. The two northernmost census
tracts include areas in the unincorporated county.
Figure 4-40 shows HCV as a percent of renter-occupied units by census tract. In
census tract located in the northwest area of the city, approximately 40 percent
of renter-occupied units receive HCVs. This census tract includes areas in the
unincorporated parts of the county.
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Table 4-13: Site Inventory Overview (Site Basis)
Site ID
Census
Tract
Capacity AFFH Indicators
Lower Moderate
Above
Moderate
%
Minority Income TCAC Overpayment Overcrowded Displacement24
Lemos
Point
201003 184 2 0 90.73% $145,543 Moderate 34.77% 6.47% N/A
Watson
Ranch: Lot
14, 15
201003 0 0 98 90.73% $145,543 Moderate 34.77% 6.47% N/A
Watson
Ranch: Lot
7, 9
201003 0 0 165 90.73% $145,543 Moderate 34.77% 6.47% N/A
Watson
Ranch: Lot
10
201003 0 0 219 90.73% $145,543 Moderate 34.77% 6.47% N/A
Canyon
Estates
201003 0 0 35 24.16 $93,750 Moderate 34.77% 6.47% N/A
Sun
Square
201003 20 0 0 90.73% $145,543 Moderate 34.77% 6.47% N/A
Napa
Junction
201003 46 406 0 90.73% $145,543 Moderate 34.77% 6.47% N/A
TOTAL 250 408 517 N/A
Oat Hill 201005 0 0 291 77.42% $123,393 Low 35.00% 5.30% N/A
Rio Del
Mar
201006 0 0 3 60.22% $90,833 Low 35.94% 3.95% N/A
West
Carolyn
201006 0 0 4 60.46% $96,364 Low 35.00% 5.30% N/A
Napa Cove 201006 65 0 1 60.22% $90,833 Low 35.94% 3.95% N/A
Total 65 0 8
Total 315 408 816
24 No areas in American Canyon were determined by the Urban Displacement Project to be “vulnerable” per the Sensitive Communities dataset. Source: HCD AFFH Data and Mapping Resources, Sensitive Communities
(UCB, Urban Displacement Project), 2022. https://affh-data-resources-cahcd.hub.arcgis.com/
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Figure 4-40: Housing Choice Vouchers (American Canyon)
Source: AFFH Viewer, 2022
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Figure 4-41: TCAC Opportunity Areas (Composite Score)
Source: California State Treasurer's Office, 2022
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Figure 4-42: Location of Pipeline Projects in Relation to TCAC Economic Opportunity Areas
Source: California State Treasurer's Office, 2022
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Figure 4-43: Location of Pipeline Projects in Relation to TCAC Education Opportunity Areas
Source: California State Treasurer's Office, 2022
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Figure 4-44: Location of Pipeline Projects in Relation to TCAC Environmental Opportunity Areas
Source: California State Treasurer's Office, 2022
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Fair Housing Priorities and Policies
Based upon the analysis conducted in this AFFH document, Table 4-14 highlights
the prominent fair housing issues and contributing factors that hinder access to
safe, affordable, and vibrant housing for American Canyon residents.
Furthermore, the findings of this analysis were used to develop meaningful
actions and metrics and milestones that promote inclusive communities,
increase housing opportunities, and address racial/ethnic and economic
disparities within the city.
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Table 4-14: Fair Housing Issues, Contributing Factors, and Meaningful Actions
AFH Identified Fair
Housing Issue Contributing Factors Meaningful Actions
Outreach • Lack of language access • Provide housing resources in multiple languages on the City’s website.
Fair Housing Enforcement
and Outreach Capacity • Lack of local private fair housing outreach
and enforcement
• Lack of local public fair housing
enforcement
• Participate in FHNV meetings, at least once annually, to coordinate regional responses to housing
discrimination issues.
• At least once annually, obtain feedback through a multimedia campaign, including public surveys,
focused discussions, and in-person to obtain public input and feedback on fair housing issues.
• Work with the FHNV to conduct random testing at least once every five years. Specifically, with the
release of the 2020 Census, determine the appropriate biases be tested in the city.
• At least once a year during the 2023 – 2031 planning period, collaborate with FHNV to mutually resolve
rent disputes and provide education to tenants and landlords on their rights.
• Conduct at least one fair housing workshop annually with targeted populations, including mobilehome
parks.
• Involve neighborhood groups and other community organizations when conducting outreach and
education activities.
• Conduct an annual workshop and partner with local organizations including the Housing Authority and
Fair Housing Napa Valley to present free homeownership education seminars in lower-income
neighborhoods.
Disproportionate Housing
Needs and Disparities in
Access to Opportunity
Housing Cost
• Dominance of existing single-family housing
types, which are typically more expensive
than multi-family housing
• Location and type of existing affordable
housing, especially for extremely low-
income households
• High rates of housing cost burden among
renter and owner-occupied households
• Increasing housing costs
• Cost of repairs or rehabilitation
Funding
• Shortage of public (local, state, or federal)
funds invested in the development of
affordable housing and social services
Land Use and Zoning
• Lack of supportive housing in community-
based settings
• Limiting local land use policies
Housing Cost
• Support private programs for shared living that connect those with a home and are willing to share
living accommodations with those that are seeking housing, particularly persons with disabilities,
seniors, students, and single person households.
• At least once a year during the 2023 – 2031 planning period, review and propose updates to the City’s
existing Inclusionary Zoning Ordinance.
• Provide rehabilitation financing assistance for at least 5 households annually during the 2023 – 2031
planning period.
• Develop a targeted program or enhance existing program and assist lower-income residents with
affordable homeownership and rental opportunities.
Funding
• Seek funding opportunities to facilitate lower-income housing.
Land Use and Zoning
• Throughout the 2023 – 2031 planning period, evaluate and update existing zoning to ensure compliance
with state-mandated streamlining requirements (ADUs, area planning, and objective design standards).
• Invest and encourage outside investment in infrastructure improvements throughout the city,
particularly to increase connectivity and fill gaps.
• Amend the standards for transitional housing in the Zoning Ordinance.
Alternative Modes of Transportation
CHAPTER 4 ASSESSMENT OF FAIR HOUSING
American Canyon Housing Element Background Report, Public Review Draft | 4-91
AFH Identified Fair
Housing Issue Contributing Factors Meaningful Actions
• Lack of services and accessible housing for
senior and disable residents
Alternative Modes of Transportation
• Limited options for alternative modes of
transportation
• Work with VineGo and American Canyon Transit to expand transit options in American Canyon, focusing
on areas that are not within 0.5 miles of a transit stop.
• Expand the bicycle and pedestrian infrastructure network throughout the city to expand bikability and
walkability, especially near residential neighborhoods and commute corridors.
• Provide support for the Napa-Sonoma ADU Center, which provides free education, outreach, and
resources for homeowners interested in building ADUs.
• By 2031, update the City’s accessibility program with emphasis on improving access to public buildings,
facilities and housing, and infrastructure improvements including sidewalks and pedestrian crossings to
increase accessibility for all residents of the city, especially for persons with disabilities.
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American Canyon Housing Element Background Report, Public Review Draft | 5-1
Chapter 5
Constraints
Constraints to adequate and affordable housing can be caused by market,
governmental, infrastructure, and environmental factors. These factors may
constrain affordable housing and market-rate housing developers, and
individuals’ ability to finance home purchase and rehabilitation.
These constraints may cause housing to become unaffordable to low- and
moderate-income households or uneconomical for developers. Constraints to
housing production significantly impact households with lower incomes and
special needs. For these reasons, State law requires that Housing Elements
analyze potential and actual governmental and non-governmental constraints
to the production, maintenance, and improvement of housing for persons of all
income levels and disabilities.
The constraints analysis must demonstrate local efforts to remove barriers to
achieve housing production goals and housing for persons with disabilities.
When constraints preclude housing goals, Housing Element law requires
jurisdictions address and, where appropriate and legally possible, remove
governmental constraints to maintenance, improvement, and development of
housing. When housing production constraints are caused by City regulations or
land use controls, appropriate programs to mitigate these constraints are
included in the Housing Plan.
Key Findings
• Several Zoning Ordinance provisions constrain housing and/or are
inconsistent with state laws passed since the last Housing Element
update. These include accessory dwelling units, emergency shelters,
low-barrier navigation centers, floor area ratio standards, density bonus
law, manufactured housing, and transitional and supportive housing.
• Growth management policies in the Land Use Element that constrain
housing in ways that are inconsistent with State Law will be removed as
part of a planned General Plan update.
• Subjective design requirements constrain housing development. For
example, the Zoning Code requires all manufactured homes to be
designed and located in a way that is considered aesthetically
harmonious with the surrounding houses and neighborhood. Design
requirements such as exterior siding material must be compatible with
adjacent residential structures, and the prohibition of shiny or metallic
5-2 | American Canyon Housing Element Background Report, Public Review Draft
finishes. These design requirements are subjective in the permitting
decision-making process.
• In stakeholder interviews conducted for this Housing Element update,1
developers reported that lack of available private, state, federal and
local funding, combined with the cost of building infrastructure or
conducting studies, are major constraints to development of affordable
housing. Developers also expressed openness to reduced parking
standards to facilitate higher-density housing.
Governmental Constraints
Actions by the City may impact the price and availability of housing in American
Canyon. Policies and regulatory actions such as land use controls, site
improvement requirements, building codes, fees, and affordable housing
policies may impact the price and availability of housing in the city. The following
section describes these governmental constraints.
Transparency in Development Regulations
To increase transparency in the development process, the City’s website
publishes resources that help developers and homeowners navigate the
residential development and home improvement processes. The majority of the
information is located under the Community Development Services Department
webpages 2 which include the following:
• Application and forms for building and planning permits and code
enforcement complaints
• Documents such as the Zoning and Subdivision ordinances
• Planning documents such as the General Plan and specific plans
• Fee schedule
Land Use Controls
The City regulates the type, location, density, and scale of residential
development primarily through its General Plan and Zoning Ordinance. The
General Plan Land Use Element outlines the community vision through land use
designations. Land use designations categorize regions of the city with
designated allowable densities and uses. Land use designations are
implemented by the Zoning Ordinance, which identifies zoning district
development standards. Zoning districts are parcel-specific identifications that
provide allowable height, required setback, densities, and more (discussed
further in Residential Development Standards).
1 Stakeholder interviews, March 14, 2022
2 https://www.cityofamericancanyon.org/government/community-development/planning-zoning
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-3
General Plan
The General Plan includes designations that permit a range of residential
development types from low-density development (one to two units per gross
acre) to high-density residential (20 units per gross acre). Multifamily residential
uses are allowed in the Neighborhood Commercial (CN) and Community
Commercial (CC) land use designations. (Table 5-1)
State law 3 established the following “default” density standards in estimating
potential units by income range:
• A density standard of up to 15 units per acre (primarily for single-family
homes) is assumed to facilitate housing that can accommodate above
moderate-income households.
• A density standard of 16 to 19 units per acre (primarily for medium-
density multi-family developments) would facilitate housing that can
accommodate moderate-income households.
• A density standard of 20 or more units per acre (primarily for higher-
density multi-family developments) that can accommodate lower-
income households.
Based on the established assumptions regarding affordability, Residential High
(RH-2) is the only General Plan designation that can be assumed to
accommodate development of housing appropriate for lower-income
households. There are 15.59 acres of RH-2 land and of that, 0.62 acres is vacant.
While there is a limited amount of land available to facilitate affordable housing
by default, the City has adopted a series of specific plans which include
requirements for the provision of affordable units. As a result, the City is
meeting its share of the Regional Housing Needs Allocation (RHNA) through
pipeline projects, so the availability of land is not a constraint to meeting the
City’s RHNA. Through Program A, the City will monitor the progress of pipeline
projects toward meeting the RHNA, and the amount of appropriately zoned land
to ensure availability of sites appropriate for higher-density and affordable
housing.
The Neighborhood Commercial (CN), Community Commercial (CC), and Special
Study (SS) designations have floor area ratio (FAR) requirements as opposed to
maximum unit per acre allowances. FAR regulates how large the floor area can
be in a development (Figure 5-1). It is determined by dividing the development
floor area by the parcel area. For example, an FAR of 1.0 equals allows for
development area that is equivalent to the area of the parcel. If the
development is multiple stories, the total area of all floors must not surpass that
of the parcel.
3 https://www.hcd.ca.gov/grants-funding/active-funding/iigp/docs/ab2348stat04ch724.pdf
5-4 | American Canyon Housing Element Background Report, Public Review Draft
Table 5-1: General Plan Land Use Designations
General Plan
Designation Allowable Residential Uses
Allowable Density
(du/ac) or Floor
Area Ratio (FAR)
Residential Estate
(RE)
• Single-family detached dwelling units
• Single-family semi attached (“0-lot line”)
if clustered to preserve open space
1-2 du/ac
Residential Low
(RL)
• Single-family detached dwellings units
• Single-family semi attached (“0-lot line”)
if clustered to preserve open space
2-5 du/ac
Residential Low-1
(RL-1)
• Single-family detached dwellings units
• Multifamily dwelling for a maximum of 15
percent of the total units allowed on
prescribed density, if clustered to
preserve open space
2-5 du/ac
Residential Low- 2
Multifamily (RL-2)
• Single-family detached dwellings units
• Multi-family dwelling units on 10 acres
• Single family: 2-5
du/ac
• Multifamily: 12-16
du/ac
Residential
Medium (RM)
• Multi-family dwelling units
• Mobile homes
5-12 du/ac
Residential High
(RH-1)
• Multi-family dwelling units 12-16 du/ac
Residential High
(RH-2)
• Multi-family dwelling units 20 du/ac
Neighborhood
Commercial (CN)
• Multi-family dwelling units for a
maximum of 50% of the site
FAR of 0.35*
Community
Commercial (CC)
• Multi-family dwelling units for a
maximum of 50% of the site west of
Broadway and 60% east of Broadway
FAR of 0.35 (multi-
family portion 16-20
du/ac)4*
Special Study (SS) • Uses determined by study and
amendment of General Pan
1 du/ 40 ac
Town Center (TC) Specific uses outlined in sub-designations
within the Watson Ranch Specific Plan:
• Single-family detached dwellings units
• Duplexes, triplexes, and fourplexes
• Multifamily dwelling
• Mixed use live/work units
MDR-12: 2-12 du/ac
MDR-16: 8-16 du/ac
HDR: minimum 20
du/ac
Residential
Overlay Zone
• Multi-family dwelling units on sites
identified in the previous Housing
Element*
20 du/ac
* General Plan policies that allow for varying densities or other standards for sites in the Housing
Element site inventory will be modified under Program D for consistency with this Housing Element
update.
Source: American Canyon General Plan Land Use Element, 1994.
4 American Canyon General Plan Land Use Element, Policy 1.15.1.
https://lf.cityofamericancanyon.org/WebLink/DocView.aspx?id=46454&dbid=1&repo=AmericanCanyon&cr
=1
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-5
There are no state standards similar to the default density standards regarding
affordability and FAR. In the CN and CC designations, the FAR is 0.35, meaning
the total building area may not surpass 35 percent of the parcel size. Pursuant
to recent state law,5 local agencies are not permitted to impose an FAR standard
less than 1.0 on a housing development project that consists of three to seven
units, or less than 1.25 on a housing development project that consists of eight
to 10 units. The CN and CC districts are mostly built-out and the City has several
residential and mixed use zoning districts to accommodate the City’s RHNA
allocation. Nevertheless, because the City’s General Plan FAR limitations are not
consistent with state law, they are considered a constraint to housing. Through
Program C, the City will update the CN and CC land use designations to comply
with state law.
Figure 5-1 Floor Area Ratio
Source: American Planning Association 6
5 Government Code sections 54237, 54237.7, and 54239.4.
6 Floor Area Ratio, American Planning Association. Historic PAS Report Series, Information Report No. 11.
1958. Accessed: https://www.planning.org/pas/reports/report111.htm.
5-6 | American Canyon Housing Element Background Report, Public Review Draft
The City of American Canyon adopted its current General Plan in 1994 with
amendments to several elements over the years. In early 2020, the City kicked
off the comprehensive General Plan update.7 The first phase “Technical Update”
is anticipated to be completed in 2023. The update will include changes to all
Elements to address internal consistency including this Housing Element
Update, and comply with state housing laws. For example, the Land Use Element
contains policies that allow increased density on sites in the Housing Element
site inventory, which is not required for this Housing Element. Program D will
address consistency issues between the updated Housing Element and the
existing General Plan.
GROWTH MANAGEMENT POLICIES
General Plan Goal 1B contains several policies to pace the rate of the city’s
growth with infrastructure improvements. Specifically, Policy 1.3.4 states that
American Canyon must limit the total additional new developments that can be
accommodated in the City and Urban Limit Line8 to the numbers of units shown
in Table 5-2 below, provided that the highway improvements stipulated in the
Circulation Element are implemented. Policy 1.3.5 states that the City may
consider increases in the development capacity when it can be demonstrated
that additional transportation improvements have been implemented or are
funded, or demands have been reduced (based on level of service and vehicle
trips) and such increases are consistent with community needs and desires.
Since 1994, Goal 1B has not constrained housing approvals. Nevertheless,
growth management policies may become a constraint to developing housing,
and the City will amend the General Plan to remove or revise growth limits to
comply with State Law through Program D.
Table 5-2: Growth Management Limits
Type of
Unit
Units Allowed
Within City Limits
Units Allowed Within
City Urban Limit Line
Total
Allowed Units
Single Family 1,678 3,204 4,882
Multi Family 967 466 1,433
Source: American Canyon General Plan, 1994.
Specific Plans
A specific plan is a planning document that implements goals and policies of the
General Plan for an area in the city with unique land use needs. These plans
contain more detailed development standards and implementation measures to
which future projects located within a specified geographic area must adhere.
The City of American Canyon has three residential specific plans— the Southeast
7 City of American Canyon, 2022. https://www.cityofamericancanyon.org/government/community-
development/planning-zoning/general-plan-update
8 The Urban Limit consists of the sphere of influence, as well as a Special Study district east and adjacent to
the city limits, as well as land in the Napa County Airport Industrial Area.
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American Canyon Housing Element Background Report, Public Review Draft | 5-7
Area Specific Plan (SEASP), Watson Ranch Specific Plan (WRSP), and the
Broadway District Specific Plan (BDSP).
SOUTHEAST AREA SPECIFIC PLAN
Adopted in 1999, the Southeast Area Specific Plan (SEASP) is a detailed planning
document which provides a land use and policy framework for the residential
development of 405 acres in the Vintage Ranch and La Vigne neighborhoods.
Today, except for a few isolated parcels, the SEASP is built out.
WATSON RANCH SPECIFIC PLAN
Adopted in 2018, the Watson Ranch Specific Plan (WRSP) is a detailed planning
document which provides a land use and policy framework for future
development of 309 acres east of Broadway, and north of the Vintage Ranch
neighborhood.9 Within the City of American Canyon General Plan, the WRSP
area is designated as Town Center (TC).
The WRSP includes the following zones which allow for residential development:
• High Density Residential (HDR)
• Medium Density Residential (MDR-12 and MDR-16)
• The Napa Valley Ruins & Gardens (NVR&G): a mixed-use town center
area with civic, retail, entertainment, commercial, visitor serving, and
residential uses.
BROADWAY DISTRICT SPECIFIC PLAN
The Broadway District Specific Plan (BDSP) was adopted in 2019 as a land use
and urban design framework for development of 345 acres on properties
located on both sides of Broadway extending 2.38 miles north from the county
line to Green Island Road. This area includes distinct gateway areas as well as
the “core” of the Broadway District containing diverse commercial uses and
residential neighborhoods. The plan reinforces Main Street as the pedestrian-
oriented town center and employs a “Modern Farmhouse” and “Modern
Industrial” aesthetic to create a unified character.
The Broadway District Specific Plan includes the following zones that allow for
residential development:
• Downtown Core (DC)
• Broadway Residential (BR)
• Business Park (BP)
• Local Serving Mixed Use (LSMU)
• Medium Density Residential (MDR)
9 Historically known as Broadway where it passes through American Canyon, the primary road through Napa
Valley became known as Highway 29 (also referred to as State Route 29) after joining the state highway
system in 1931.Broadway District Specific Plan. 2020. Accessed:
https://www.cityofamericancanyon.org/home/showpublisheddocument/17886/637123528315700000
5-8 | American Canyon Housing Element Background Report, Public Review Draft
• Community Commercial (CC)
• Neighborhood Commercial (CN)
The Broadway District allows higher densities and height limitations compared
to the most of the city which is discussed in the Zoning Ordinance section.
Broadway District Design Guidelines
The Broadway District Specific Plan includes design guidelines which may
constrain housing development. The plan states that building architecture
should favor a “Modern Industrial” and “Modern Farmhouse” aesthetic. This
criterion requires a reinterpretation of traditional farmhouse and industrial
architecture to accommodate new concepts of design that relax traditional rules
while preserving utility, indoor/outdoor, and form following function objectives
that gave rise to the traditional styles. The traditional styles are described below:
• Traditional Farmhouse architecture is unpretentious, straightforward,
functional, and very efficient. This aesthetic is characterized by strong
indoor/outdoor design that may feature a wraparound porch,
symmetrical design, wood building exteriors, and shallow roofs.
• Traditional Industrial architecture is characterized by the lack of
pretension and the way utilitarian surfaces, and functional materials
and objects showcase the integration of form and function. Design
characteristics generally include durable exterior materials such as
brick, wood and metal, large skylights, “oversized” elements such as
doors and windows, and exposed functional elements such as beams,
duct work and pipes.
The plan also states that developments should incorporate elements that
provide indoor/outdoor interface (e.g., porches, stoops, skylights/clear stories,
etc., building materials that reflect local environment (e.g., wood and stone), are
durable (e.g., brick, concrete, and steel) or reflect traditional farm or industrial
materials, and incorporate architectural details to break-up building walls,
create shadow lines and increase architectural interest.
Compliance with these design standards is determined by the Planning
Commission during the design permit process. Discretionary approval processes
may introduce considerable unpredictability, delays, and additional expense to
the permitting process and therefore may be considered a constraint to housing
development. The design permit process is discussed further in Processing and
Permit Procedures below.
Zoning Ordinance
The City regulates the type, location, density, and scale of residential
development primarily through the Zoning Ordinance, as well as specific plan
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American Canyon Housing Element Background Report, Public Review Draft | 5-9
development codes. A zoning district is assigned to every parcel in the city and
the Zoning Ordinance identifies compatible uses.
There are seven residential districts in American Canyon, each with distinct
development standards such as setbacks, height limits, and lot coverages.
Development standards may constrain housing development if they are too
restrictive.
The City’s Zoning Ordinance allows residential uses in the following districts:
• Residential Estate (RE): Provides for residential estate areas where the
minimum lot size is one acre.
• Rural Residential (RR): Provides for very low-density residential uses and
related activities in existing or proposed large-lot residential
neighborhoods, and in the peripheral foothill areas of the city. There are
three separate RR districts:
o Rural Residential Hillside (RRH): Requires a minimum lot size of
twenty thousand square feet and imposes special development
standards.
o RR-20000: Requires a minimum lot size of twenty thousand
square feet.
o RR-10000: Requires a minimum lot size of ten thousand square
feet.
• Residential Suburban (RS): Provides for low-density residential uses and
related activities in areas of the city predominated by subdivisions with
single-family lot patterns. There are two separate RS districts:
o RS-8000: Minimum lot size of eight thousand square feet
o RS-6500: Minimum lot size of six thousand five hundred square
feet.
• Medium Residential (RM): Accommodates multifamily residential uses
in areas of minimal constraints and ready access to transportation and
services, with single-family uses allowed under some circumstances in
conformance with the general plan. Development in the RM district
shall be within the range of five to 12 units per gross acre.
• Town Center Residential Medium 12: Accommodates single and multi-
family dwelling units up to 12 dwelling units per acre.
• Town Center Residential Medium 16: Accommodates single and multi-
family dwelling units up to 16 dwelling units per acre.
• Broadway District Residential: Accommodates single and multi-family
dwelling units up to 20 dwelling units per acre.
• Broadway District Business Park: Accommodates single and multi-family
dwelling units up to 20 dwelling units per acre.
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• Broadway District Local Serving Mixed use: Accommodates single and
multi-family dwelling units up to 20 dwelling units per acre. High
Residential (RH): Provides for high-density multifamily residential uses
in areas of minimal constraints and ready access to transportation and
services, and to provide a range of housing opportunities. There are two
separate RH districts:
o RH-1: density range of 12 to 16 units per gross acre
o RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core: Accommodates multi-family
dwelling units up to 35 dwelling units per acre.
• Town Center High Density: Accommodates multifamily dwelling units
with no limit to density.
• Community Commercial (CC): accommodates a broad range of
commercial uses that will serve local residents and the greater
community and reduce the need for external trips to adjacent
jurisdictions for goods and services, and provide shopping and service
opportunities for commuters, visitors, and tourists. Also accommodates
multifamily residential uses, especially in conjunction with a commercial
use.
• Neighborhood Commercial (CN): encourages a limited range of retail
and service commercial uses that are oriented to the day-to-day needs
of the local residents, at a scale compatible with adjacent
neighborhoods. Also accommodates multifamily residential uses,
especially in conjunction with a commercial use.
• Light Industrial (LI): accommodates the continuation of existing and the
development of new light manufacturing uses, research and
development, offices, and similar uses. These districts allow the
development of emergency shelters but no other residential uses are
permitted.
Zoning for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to
be made available through appropriate zoning and development standards to
encourage development of a variety of housing types for all economic segments
of the population. Persons and households of different ages, types, incomes,
and lifestyles have a variety of housing needs and preferences that evolve over
time and in response to changing life circumstances. This includes single-family
homes, multi-family housing, accessory dwelling units, mobile homes,
agricultural employee housing, homeless shelters, and transitional housing,
among others.
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-11
Table 5-3 summarizes the residential uses allowed by zone and permit type and
is followed by a description of the residential uses that are defined in the
Municipal Code.
ACCESSORY DWELLING UNITS
Under state law (Government Code Section 65852.2), an accessory dwelling unit
(ADU) provides complete independent living facilities for one or more persons
(i.e., living, sleeping, eating, cooking, and sanitation). It must be located on the
same parcel on which a single-family dwelling or multifamily development is
located. The ADU may be attached to or converted from a portion of the primary
dwelling unit or separate from the primary structure (detached).
5-12 | American Canyon Housing Element Background Report, Public Review Draft
Table 5-3: Zones and Allowable Residential Uses
Allowable
Residential Uses MHP
TC
MDR12
TC
MDR16
TC
HDR
Broadway
Residential
Bus
Park
Downtown
Core
Local
Serving
Mixed
Use RE RR RRH
RR-
20000
RR-
10000 RS
RS-
8000
RS-
6500 RM RH RH-1 RH-2 RO CC CN LI REC
Accessory Dwelling Unit P P P P P P P P P P P P P P P P P P P P P C C
Junior Accessory
Dwelling Unit
P P P P P P P P P P P P P P P P P P P P P P P
Emergency Shelter C C P P
Employee Housing P P P P P P P P
Manufactured/Mobile
Homes1
P P P P C C C
Mobile Home Park C C C
Mixed-Use
Development
P P P P P
Multi-Family
Development
P P P P P P P
• Garden Apartment P P P P P P P P P
• Townhouses P P P P P P P P P P P P P
Residential Care Facility P P P P P P P P P P P P P P
Senior Citizen Housing
Development2
P P P P P P P P P P P P P P P P P P P P P P
Single-Room Occupancy
Development
P
Single-Family
Development
See Single Family Uses below
• Detached Single-
Family
Residential3
P P P P P P P P P P P P2 P2 P
• Semi-Detached
Single-Family
Residential4
P P P P P P P P P P P P
Notes:
1 Manufactured homes are allowed on permanent foundations wherever single-family homes are allowed, and subject to the same development standards to which a conventional single-family residential dwelling is subject. Manufactured homes on temporary foundations are
conditionally permitted as shown.
2 “Senior housing project” is defined as any project qualifying as senior housing under state or federal law that, at the time of initial city approval, received a concession or incentive (Section 19.34.030). Senior housing projects are permitted depending on the housing type (e.g.,
multifamily development).
3 General Plan Policy 1.8.3 precludes the development of single-family subdivisions in the RM and RH land use designations unless certain criteria are met.
4 General Plan Policy 1.7.1 allows for the development of single-family detached and semi-detached dwelling units in the RE land use designation at a density of one to two units per acre.
Source: American Canyon Municipal Code, Section 19.10.040, Permitted uses.
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American Canyon Housing Element Background Report, Public Review Draft | 5-13
ADUs must be permitted ministerially in all zoning districts that allow residential
uses. In American Canyon, ADUs are permitted in any residential zoning district
and where an existing, non-conforming residential use has previously been
established.
A junior ADU (or JADU) is a dwelling unit limited to 500 square feet and
converted from a portion of a single-family home. It must contain a kitchen, but
bathroom facilities may be shared with the primary dwelling unit. Owner
occupancy of the primary dwelling unit is required, and no parking may be
required. JADUs must be ministerially permitted in zoning districts that allow
single-family residences. Government Code Section 65852.22 establishes
minimum standards for JADUs.
The city’s Accessory Dwelling Unit ordinance (American Canyon Municipal Code
Section 19.39.040) was updated to comply with State Law in 2017. This
ordinance defines ADU as one additional attached or detached residential
dwelling unit one thousand two hundred square feet or less that is on the same
parcel as a single-family dwelling, and provides permanent and independent
provisions for living, sleeping, eating, cooking, and sanitation for one or more
persons. An ADU also includes the following:
• An efficiency unit, as defined in Section 17958.1 of the Health and Safety
Code.
• A manufactured home, as defined in Section 18007 of the Health and
Safety Code.
ADUs are allowed by right in any zone where residential uses are permitted. One
detached ADU and one JADU are permitted per single-family parcel. An existing
multifamily dwelling is permitted up to two detached accessory dwelling units
on the same lot. Section 19.39.505 contains development standards for ADUs.
Since 2017, State Accessory Dwelling Unit laws now further limit the
development and design standards that can be applied to an ADU, and requires
that development and design standards be objective as defined in Government
Code Section 65913.4(a)(5):
“Standards 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 or proponent and the public official prior to submittal.”
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The Accessory Dwelling Unit Ordinance contains design standards in Section
19.39.090. These standards are listed below:
19.39.090 Design standards.
Accessory dwelling units shall comply with the following design standards
that are intended to maximize the compatibility of accessory dwelling units
with the neighborhoods in which they are located.
A. The accessory dwelling unit shall be designed so the site appearance
remains that of a single-family residence, insofar as possible.
B. Where feasible, any new entrance to an accessory dwelling unit
attached to the primary residence shall be located on the side or rear of
the structure.
C. The accessory dwelling unit shall be aesthetically compatible with the
primary residence and the surrounding neighborhood, including
coordinating colors, materials, roofing, building height, other
architectural features, and landscaping.
D. The accessory dwelling unit location and orientation shall not materially
reduce the privacy otherwise enjoyed by residents of adjacent parcels.
The community development director shall consider, but is not limited
to considering, the placement of windows, decks and balconies,
landscape screening, height, and number of stories in determining if
privacy will be materially reduced.
E. An accessory dwelling unit connected to an onsite water treatment
system requires a percolation test completed within the last five years,
or, if the percolation test has been recertified, within the last ten years.
(Ord. 2020-04 § 1, 2020; Ord. 2017-05 § 2, 2017)
The Design Standards A through D meet the definition of a subjective evaluation
not tied to objective criteria. For this reason, Design Standards A through D
could no longer be applied to ADUs under the ministerial process required by
law. Program G will modify the development standards in the Zoning Ordinance
to comply with current state law.
State law requires that ADUs be considered, approved, and permitted
ministerially, without discretionary action. However, ADUs that do not meet
objective and ministerial development and design standards may be permitted
through a discretionary process.10 In American Canyon, ADUs that require a
conditional use permit must be consistent with the following required findings
in Section 19.42.020(F) of the Zoning Ordinance:
1. Access separate from the on-site commercial use(s) is provided for the
accessory dwelling unit(s).
10 California Department of Housing & Community Development, Accessory Dwelling Unit Handbook,
December 2020. https://www.hcd.ca.gov/accessory-dwelling-units
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American Canyon Housing Element Background Report, Public Review Draft | 5-15
2. Noise levels within the accessory dwelling unit(s) will not exceed any
adopted noise standards.
3. The accessory dwelling unit(s) will be protected from any obnoxious odors
generated on-site or in the immediate vicinity.
Section 19.11.040 of the Zoning Ordinance allows ADUs to be conditionally
permitted in the CN and CC zones. State law requires that ADUs be ministerially
permitted in all residential and mixed-use zones, broadly construed to mean any
zone where residential uses are permitted by-right or by conditional use.11
Although the CN and CC zones both allow multifamily residential uses, these
districts have no multifamily uses and are mostly built-out. Nevertheless, the
ADU conditional use permit requirement in these districts is inconsistent with
state law. Program G would modify sections 19.11.040 and 19.42.020(F) of the
Zoning Ordinance to comply with state ADU law.
EMERGENCY SHELTERS
Government Code Section 65583(a)(4) requires identification of a zone or zones
where emergency shelters are allowed as a permitted use without a conditional
use or other discretionary permit. The identified zone or zones shall include
sufficient capacity to accommodate the City’s need for emergency shelters.
The City allows emergency shelters by right within the LI and CC zones. After
taking into account existing development, access, and availability of
infrastructure, there are 38 parcels totaling over 306 acres of vacant land in the
CC and LI zoning districts. Emergency shelters are also permitted within the
medium density residential (RM), high density residential (RH) with approval of
a conditional use permit and subject to the location restrictions identified in this
section. There is sufficient land available to accommodate at least one
emergency shelter, which would accommodate the city’s homeless needs (see
Chapter 3, Housing Needs Assessment). There were 464 individuals identified as
experiencing homelessness in Napa County in 2020, with an unreported number
residing in American Canyon. The availability of land for emergency shelters is
not considered a constraint to the development of emergency shelters.
Housing Element law (Government Code 65583) mandates that emergency
shelters may only be subject to standards that apply to residential and
commercial development within the same zone, except a city may use standards
to regulate the number of beds, and staff parking (provided the standards are
not more stringent than other residential or commercial uses within the same
zone), length of stay, and other minor standards. The American Canyon Zoning
Code requires on-site parking at a rate of two spaces per staff plus one space for
every six occupants allowed at the maximum capacity. This parking standard is
11 California Department of Housing & Community Development, Accessory Dwelling Unit Handbook,
December 2020. https://www.hcd.ca.gov/accessory-dwelling-units
5-16 | American Canyon Housing Element Background Report, Public Review Draft
lower than required for residential and commercial uses in the LI, CC, RH, and R
zones.
The City’s Emergency Shelter Ordinance (Chapter 19.38) requires a
management plan for all emergency shelters to address management
experience, good neighbor issues, transportation, client supervision, client
services, and food services. The plan must be submitted to and approved by the
community development department prior to operation of the emergency
shelter. The plan shall include a floor plan that demonstrates compliance with
the physical standards of Chapter 19.38. The operator of each emergency
shelter shall annually submit the management plan to the planning, inspections
and permitting department with updated information for review and approval.
The City’s zoning and development standards for emergency shelters are
consistent with state law.
Low Barrier Navigation Centers
With state adoption of Assembly Bill (AB) 101 in 2019, cities are required to
allow low barrier navigation centers as a permitted use in mixed use zones and
other nonresidential zones that permit multi-family residential development.
Per AB 101, a low barrier navigation center is defined as:
“a Housing First, low-barrier, service-enriched shelter focused on moving
people into permanent housing that provides temporary living facilities
while case managers connect individuals experiencing homelessness to
income, public benefits, health services, shelter, and housing.”
When compared to traditional emergency shelters, a Low Barrier Navigation
Center may provide more client services and flexibility, such as allowing pets or
permitting partners to share living space. AB 101 also requires local jurisdictions
to act on a complete low barrier navigation center application within 60 days.
The City’s Zoning Code has not been updated to permit low barrier navigation
centers. The lack of an Ordinance to address this land use is a constraint to
housing for unsheltered individuals. The City will revise emergency shelter
provisions in the Zoning Code, consistent with AB 101 (Program C).
EMPLOYEE/FARMWORKER HOUSING
The Employee Housing Act (Division 13, Part 1 of the Health and Safety Code)
requires employee (farmworker) housing for six or fewer persons be permitted
by right in single-family zones. In agricultural zones, employee housing
consisting of 12 units, or 36 beds must be permitted by right.
The City must allow employee housing for six or fewer persons by right in single-
family zones to be consistent with the Employee Housing Act. Section 19.05.040
of the City’s Municipal Code defines employee housing as follows:
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American Canyon Housing Element Background Report, Public Review Draft | 5-17
“Housing for six or fewer employees in a single-family dwelling shall be
deemed a single-family use and shall be treated the same as any single-
family dwelling in districts where single-family dwellings are allowed.
Employee housing shall not be included within the definition of a boarding
house, rooming house, hotel, dormitory or other similar term that implies
the employee housing differs in any way from a family dwelling and shall
not constitute a change in occupancy for purposes of local building codes.
It shall not be subject to any fees to which other family dwellings of the
same type in the same zone are not likewise subject.”
These provisions are consistent with state law.
The City must also allow larger farmworker housing developments by right in
agricultural zones. The City has no agricultural zones, but larger farmworker
housing is conditionally permitted in the CC zone. Municipal Code Section
19.05.040 defines farm employee housing as “living quarters provided on
agriculture district property for the use of workers employed in agricultural
activities.” The City conditionally permits farm employee housing in the CC zone.
The CC zone is not an agricultural district, so the conditional permit requirement
in that zoning district is consistent with the Employee Housing Act.
MANUFACTURED/MOBILE HOMES
A mobile home or manufactured home is defined in Health and Safety Code
Sections 18007 to 18008 as a structure which is transportable in one or more
sections, is eight feet or more in body width, or 40 feet or more in body length,
in the traveling mode, or, when erected onsite, is 320 or more square feet.
Mobile homes are defined as being constructed prior to June 15, 1976, while a
manufactured home is constructed on or after the same date. Manufactured
housing and mobile homes can be an affordable housing option for low- and
moderate-income households. Government Code Section 65852.3 requires
manufactured homes to be allowed on permanent foundations wherever single-
family homes are allowed, and subject to the same development standards to
which a conventional single-family residential dwelling is subject.
Manufactured homes are reviewed in accordance with Zoning Code Section
19.10.130. This section of the City’s Zoning Code is meant to provide placement
opportunities and general development standards for manufactured homes in
single-family residential districts. Section 19.10.130 is consistent with State law
because manufactured homes on permanent foundations are allowed wherever
single-family homes are allowed.
Manufactured homes not on a permanent foundation are conditionally
permitted in RE, RR, and RS zones. The Zoning Code requires that all
manufactured homes are designed and located to be harmonious within the
context of the surrounding houses. This includes design requirements such as
exterior siding material compatible with adjacent residential structures, and the
5-18 | American Canyon Housing Element Background Report, Public Review Draft
prohibition of shiny or metallic finishes. Applicant designs are reviewed by the
Community Development Director prior to the issuance of building permits.
These design requirements are subjective. Therefore, they represent a housing
constraint. Program C would modify the Zoning Ordinance to apply only the
requirements for a single-family dwelling unit to installation of a manufactured
home.
MIXED-USE DEVELOPMENT
Mixed-use development is not defined or listed as a permitted use in the Zoning
Ordinance, but mixed-use structures are allowed in the CC and CN zones. In the
Broadway District Specific Plan Area, mixed-use development is allowed in
Broadway Residential, Business Park, Downtown Core, and Local Serving Mixed
Use zoning districts.
MOBILE HOME PARKS
Mobile home parks are defined in the City’s code as “a site developed for the
long-term placement of mobile homes” (Section 19.05.040). The City permits
manufactured homes (on permanent foundations) in single-family districts,
consistent with State law. Mobile home parks are an important source of
existing affordable housing in the city. There are several mobile home parks
located in the southeastern portion of the city, south of American Canyon Road
and east of Broadway. Most of the manufactured home subdivisions and mobile
home parks have been in existence prior to the City’s incorporation. There are
no current applications for additional mobile home parks.
American Canyon has a Mobile home Park Rent Stabilization Program (Zoning
Code Chapter 15.04). This ordinance requires that a park owner shall not
increase the rent more frequently than on an annual basis, and when they do,
it cannot be greater than the Consumer Price Index. No increase of more than
six percent shall be permitted unless otherwise determined by a mediation
panel or an arbitrator.
Mobile home parks are allowed in the MHP Overlay District through approval of
a Design Permit. A mobile home subdivision is allowed with a Conditional Use
Permit.
MULTI-FAMILY DEVELOPMENT
A multi-family dwelling is defined as “three or more dwelling units on a lot.
Multi-family residential units may share one or more common walls and include
townhomes and garden apartments” (Section 19.05.040 of the Zoning Code).
Multi-family housing is permitted in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Broadway District Residential
• Broadway District Business Park
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-19
• Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Medium Density Residential
• Community Commercial
• Neighborhood Commercial
Multi-family residential development requires a Site Plan as part of the Design
Permit process. Like single-family dwellings, multi-family dwellings are
permitted by-right and subject to a ministerial Design Permit review by the City
Planning Commission. The Design Permit review ensures that codified
development standards and applicable environmental review are addressed by
the project.
Townhouses are defined as “a one-family dwelling in a row of at least three such
units in which each unit has its own front and rear access to the outside, no unit
is located over another unit, and each unit is separated from any other unit by
one or more vertical common fire-resistant walls” (Section 19.05.040).
Townhouses are allowed in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Medium Density Residential
• Broadway District Residential
• Broadway District Business Park
• Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Community Commercial
• Neighborhood Commercial
Garden apartments are a form of multi-family development defined as “a
multifamily development of one or more two- or three-story structures
containing up to twenty units each that has units located one over the other,
with integrated off-street parking, open space and recreation” (Section
19.05.040). Garden apartments are allowed in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Medium Density Residential
• Broadway District Residential
• Broadway District Business Park
5-20 | American Canyon Housing Element Background Report, Public Review Draft
• Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Community Commercial
• Neighborhood Commercial
RESIDENTIAL CARE FACILITIES
The California Community Care Facilities Act (Health and Safety Code Section
1500) defines a residential care facility as:
“any facility, place, or building that is maintained and operated to provide
nonmedical residential care, day treatment, adult daycare, or foster family
agency services for children, adults, or children and adults, including, but
not limited to, the physically handicapped, mentally impaired, incompetent
persons, and abused or neglected children.”
Residential care facilities serving six or fewer persons (small residential care
facilities) are defined a residential use of property, subject to the same
development standards as other residential uses on that lot (Health and Safety
Code Section 1566.3).
The City’s Zoning Code Section 19.05.040 defines a Residential Care Home as:
"Provision of twenty-four-hour nonmedical care of six or fewer persons in
need of personal services, supervision, protection or assistance essential for
sustaining the activities of daily living, or twenty-four-hour care for six or
fewer foster children. This classification includes only those services and
facilities licensed by the state for such purposes. Small group homes without
personal services shall have the same standards and processing as
residential care homes.”
Small residential care facilities (defined in the Zoning Code as residential care
homes) are permitted in the RE, RR, RS, RM, and RH zones. Program C will amend
the Zoning Ordinance to permit small residential care facilities in the RRH district
to comply with requirements in state law that small facilities be allowed where
single-family residences are allowed.
Title 14 of the City’s Municipal Code, Sewer and Sanitation Services (Section
14.08.010), defines a Residential Care Facility as:
“any family home, group care facility, or similar facility which is occupied by
seven or more persons not related by blood, which provides twenty-four-
hour nonmedical care of persons in need of personal services to sustain the
activities of daily living, which facility has received licensing from the state
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-21
of California” (Section 14.08.010). This classification includes only those
services and facilities licensed by the state for such purposes."
This definition aligns with the definition of large residential care facility in state
law, but Residential Care Facilities are not permitted in any zoning district.
Program X would amend the Zoning Code to add a definition of large residential
care facilities and establish a process for permitting large facilities.
SINGLE-FAMILY DEVELOPMENT
Under Section 19.05.040 of the City’s Zoning Code, single-family residences are
defined as:
• Single-family residential, detached: a dwelling unit located on a
separate lot which has no common walls with any other dwelling unit.
Detached single-family residential include mobile homes placed on a
permanent foundation.
• Single-family residential, semidetached: a one-family dwelling attached
to one other one-family dwelling by a common vertical wall, with each
dwelling located on a separate lot.
A dwelling unit means one or more rooms with a single kitchen, designed for
occupancy by one family for living and sleeping purposes. (See Definition of
Family, below.)
Single-family residences are permitted by-right in all residential zones in the city
except High Density in Watson Ranch. Developments of three or more single-
family dwellings are subject to ministerial Design Permit review by the Planning
Commission.
TRANSITIONAL HOUSING AND SUPPORTIVE HOUSING
State Housing Element law defines transitional housing as:
“buildings configured as rental housing developments, but operated under
program requirements that require the termination of assistance and
recirculating of the assisted unit to another eligible program recipient at a
predetermined future point in time that shall be no less than six months
from the beginning of the assistance” (Government Code Section 65582(j)).
Transitional housing is a type of housing that facilitates the movement of
homeless individuals and families to permanent housing. Transitional housing
may take several forms, including group quarters with beds, single-family
homes, and multi-family apartments. Transitional housing residents are usually
provided supportive services to assist them to achieve greater economic
independence and a permanent, stable living situation (often six months to two
years).
5-22 | American Canyon Housing Element Background Report, Public Review Draft
Supportive housing is defined as:
“housing with no limit on length of stay, that is occupied by the target
population, and that is linked to an onsite or offsite service that assists the
supportive housing resident in retaining the housing, improving his or her
health status, and maximizing his or her ability to live and, when possible,
work in the community” (Government Code Section 65582(g)).
Supportive housing provides housing and social services for homeless
individuals and families, people with disabilities, and special needs populations.
Similar to transitional housing, supportive housing may take several forms,
including group quarters with beds, single-family homes, and multi-family
apartments.
State law (Government Code Section 65583(c)(1)(C)(3)) requires cities and
counties to permit transitional housing and supportive housing as a residential
use subject only to the same restrictions that apply to other residential uses of
the same type in the same zone. Supportive housing must also be permitted by
right in zones where multi-family and mixed uses are permitted, subject to
certain standards (Government Code Section 65651(a)).
The City amended the Zoning Ordinance on December 16, 2014, with
subsequent amendments as recent as 2018, to allow transitional and supportive
housing as permitted uses in zones allowing residential use, in accordance with
state law, including adoption of the following definitions:
Transitional housing: a type of supportive housing used to facilitate the
movement of homeless individuals and families to permanent housing. A
homeless person may live in a transitional dwelling for no less than six
months while receiving supportive services that enable independent living.
Transitional housing units are residential uses subject only to those
requirements and restrictions that apply to other residential uses of the
same type in the same zoning district.
Supportive housing: permanent rental housing that provides a range of
support services designed to enable residents to maintain stable housing,
improve his or her health status, lead fuller lives, and when possible, work
in the community. Supportive housing units are residential uses subject only
to those requirements and restrictions that apply to other residential uses
of the same type in the same zoning district.
AB 2162, which went into effect on January 1, 2019, allows supportive housing
up to 50 units by-right in multi-family and mixed-use zones and precludes cities
from imposing parking requirements on supportive housing developments
located within one-half mile of a public transit stop.
Because AB 2162 imposes additional standards that were not required in 2018,
the current ordinance is a constraint to the development of supportive housing.
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American Canyon Housing Element Background Report, Public Review Draft | 5-23
To achieve compliance, the City will update the Zoning Ordinance, as discussed
in Program C.
The City’s standards are consistent with state law, and do not present a
constraint to the development of transitional and supportive housing.
SINGLE-ROOM OCCUPANCY (SRO) UNITS
Single-room occupancy (SRO) units are not defined in state law, but under
Housing Element law, cities must facilitate SROs as a form of housing for special
needs populations (Government Code Section 65583(c)(1)). An SRO unit usually
occupies between 200 to 350 square feet. SROs are an important source of
affordable private housing for lower-income individuals, seniors, persons with
disabilities, and formerly homeless people. The Zoning Ordinance defines SROs
as:
“a type of group residential use where there are at least five single rooms
with no more than two occupants in each unit that complies with the
regulations in Section 19.10.160. The single rooms are habitable rooms that
may have a bathroom and/or limited cooking facilities and are intended for
combined living and dining purposes.”
SROs are allowed in the RH district.
Development Standards
Table 5-4 outlines residential development zoning standards. Table 5-5 outlines
Watson Ranch Specific Plan zoning districts development standards. Table 5-6
outlines the Broadway District Specific Plan zoning district development
5-24 | American Canyon Housing Element Background Report, Public Review Draft
Table 5-4: Citywide Development Standards
Zoning
Min. Lot
Area
(square
feet)
Front
Setback
(feet)
Side Setback, 1st
Story (feet)
Side
Setback, 2nd
Story (feet)
Street Side
Setback of
Corner Lot (feet)
Rear
Setback
(feet)
Max.
Height
(feet)
Max. Dwelling Units per Acre
(du/ac)
Max. Lot
Coverage
RE 43,560 10% of lot
depth
10% of lot width 10% of lot
width
10% of lot width 25% of
lot
depth
35 1 30%
RRH 20,000 30 15 ft. with no less
than 35 ft.
between homes
on adjoining
parcels
20 25 30 35 1 60% of approved
building envelope
RR-20000 20,000 20 10 10 10 20 35 2 30%
RR-10000 10,000 20 10 10 10 20 35 4 30%
RS-8000 8,000 15 5 8 10 20 35 6 40%
RS-6500 6,500 15 5 8 10 15 35 7 40%
RM 20,000 15 5 10 10 10 40 Per General Plan 50%
RH 20,000 20 5 10 10 10 40 Per General Plan 50%
RH-1 20,000 20 5 10 10 10 40 16 50%
RH-2 20,000 20 5 10 10 10 40 20 50%
RO See Underlying Zoning District standards
CC 1 acre 20 20 10 15 10 35 20 west of Broadway; 35 east
of Broadway per General Plan
Policy 1.15.1
50% west of
Broadway, 60%
east of Broadway
CN 10,000 10 10 10 10 20 30 20 per General Plan Policy
1.14.1
50% west of
Broadway, 60%
east of Broadway
LI 20,000 20 5 10 15 10 40 Emergency Shelter per
Chapter 19.38
70%
REC N/A N/A N/A N/A N/A N/A N/A 1 Dwelling Unit permitted per
ACMC Table 19.15.030
N/A
Source: American Canyon Municipal Code.
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American Canyon Housing Element Background Report, Public Review Draft | 5-25
Table 5-5: Watson Ranch Specific Plan Development Standards
Zoning
Min. Lot Area
(square feet)
Front
Setback
(feet)
Internal Lot
Setback
(feet)
Corner Lot Side
Setback – 2nd &
3rd Story (feet)
Corner Lot Covered
Porch Side Setback
(feet)
Rear
Setback
(feet)
Max.
Height
(feet) FAR
Max. Dwelling
Units per Acre
(du/ac)
Max. Lot
Coverage
MDR-12 3,200 15 5 10/15 6 15 35 0.7 12 55%
MDR-16 1,500 10 3 8/10 6 10 35 0.7 16 55%
HDR 20,000 15 10 15/15 10 10 40 1 Unlimited 50%
Source: American Canyon Municipal Code.
Table 5-6: Broadway Specific Plan
Zoning
Min.
Lot
Area
Setback
from
Broadway
(feet)
Side
Yard
Setback
(feet)
Side
Corner
Lot
Setback
(feet)
Front
Setback
(feet)
Rear
Setback
(feet) Max. Height (feet) FAR
Max.
Dwelling
Units per
Acre
(du/ac)
Max. Lot
Coverage
Open Space
Requirement
Downtown
Core
1 acre 30 10 15 10 24 feet when
setback at least 15
feet from a public
right-of- way
24 feet
when
setback at
least 15 feet
from a
public right-
of- way
35 n/s Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Broadway
Residential
1 acre 30 10 15 . 10 24 feet when
setback at least 15
feet from a public
right-of-way.
42 feet when
setback 30 feet
from a public right-
of-way.
0.7 - 55% Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Medium
Density
Residential
20,000
square
feet
15 10 15 10 40 1 - 50%
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Zoning
Min.
Lot
Area
Setback
from
Broadway
(feet)
Side
Yard
Setback
(feet)
Side
Corner
Lot
Setback
(feet)
Front
Setback
(feet)
Rear
Setback
(feet) Max. Height (feet) FAR
Max.
Dwelling
Units per
Acre
(du/ac)
Max. Lot
Coverage
Open Space
Requirement
Local
Serving
Mixed Use
1 acre 30 10 15 15 10 24 feet when
setback at least 15
feet from a public
right-of-way. 42
feet when setback
30 feet from a
public right-of-way
- 20 N/A Ground floor
Patios 100
square feet
minimum 8 feet
deep
Balconies 50
square feet
minimum 6 feet
deep
Business
Park
1 acre 30 10 15 15 10 24 feet when
setback at least 15
feet from a public
right-of-way.
42 feet when
setback 30 feet
from a public right-
of-way
60% Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Southeast
Area
Specific Plan
20,000 5 feet,
1 story,
10 feet,
2 story
10 15 10 42 feet; 15 feet
accessory structure
- 18 50%
Source: American Canyon Municipal Code.
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American Canyon Housing Element Background Report, Public Review Draft | 5-27
standards. The Specific Plans are each identified because they regulate
development through different standards. The maximum height throughout the
city ranges from 30 to 40 feet, which equates to a maximum of approximately
two to four stories. Maximum lot coverage ranges from 30 to 60 percent.
Parking Standards
Parking increases the cost to build housing and may reduce potential density on
a site because developers must reserve land for parking or build costly parking
structures. According to the Terner Center for Housing Innovation at UC
Berkeley, parking can cost $25,000 to $75,000 per space to construct.12
Requiring less parking not only reduces the project cost but allows more space
to build housing units.
State Density Bonus law 13 allows a reduced parking standard. This state
affordable housing parking standard is 0.5 parking spaces per unit for affordable
and senior housing development and no more than 0.3 parking spaces per unit
for special needs housing development.
The Parking Code (Chapter 19.21) permits reductions in parking for several
circumstances. These include:
• Alternate parking requirements for uses that demonstrate parking
demand comparable to another use (ACMC Section 19.21.030(A.3)).
• Parking shared with another use that generates parking needs primarily
at different times, and that cooperatively establish and operate shared
parking facilities (ACMC Section 19.21.030(B)).
The City’s parking requirements are summarized in Table 5-7. During
stakeholder interviews14 conducted for this Housing Element update,
developers commented that the City’s parking requirements are not prohibitive
given the context of American Canyon as a car-dependent community. However,
some developers expressed a need for decreased parking requirements for
certain housing types, stating that in special circumstances, parking spaces were
underutilized. The City will explore additional opportunities for reduced parking
standards through Programs F, K, and N.
12 Terner Center for Housing Innovation at UC Berkeley, 2016. Available at:
http://ternercenter2.berkeley.edu/proforma/
13 Government Code Section 65915-65918
14 Market-rate and affordable housing developer stakeholder interview. March 14, 2022
5-28 | American Canyon Housing Element Background Report, Public Review Draft
Table 5-7: Parking Standards by Residential Use
Types of Use Number of Required Parking Spaces
Single-family residential
Two-family residential
• 2 covered spaces
Multifamily residential
Accessory unit
• Studio: 1 covered space
• Unit with 1 bedroom: 1 covered, plus 0.5
uncovered spaces
• Unit with 2 or more bedrooms: 1 covered space
plus 1 uncovered space
• Plus 1 guest space per 4 units
Secondary unit (ADUs) • 1 space (covered or uncovered)
Mobilehome park • 1 covered space plus 1 uncovered space per
unit, plus 0.5 guest spaces per unit
Senior citizen housing development • 1 space per 1.5 units
Long term care facility • 1 space per 2 beds
Source: American Canyon Municipal Code.
Density Bonus
State Density Bonus Law (Government Code Section 65915-65918) requires the
City to approve certain incentives to developers that provide affordable or
senior housing. The amount of the density bonus is set on a sliding scale, based
upon the percentage of affordable units at each income level, with a maximum
density bonus of 50 percent.
Density bonus law also requires qualifying projects be provided up to three
incentives or concessions. The number of required incentives or concessions is
based on the percentage of affordable units in the project. An incentive or
concession is defined as:
• A reduction in site development standards or a modification of zoning
code or architectural design requirements, such as a reduction in
setback or minimum square footage requirements;
• Approval of mixed-use zoning; or
• Other regulatory incentives or concessions which actually result in
identifiable and financially sufficient cost reductions.
Chapter 19.27 of the City Zoning Ordinance was most recently updated to
comply with state law in 2018. Since that time, Density Bonus Law has been
amended. The City’s density bonus ordinance is not consistent with new
changes to state Density Bonus Law in the following ways:
• The highest density bonus allowed is 35 percent, instead of 50 percent
as required by state law.
• Parking requirements are higher than the maximums allowed by state
law. Under current Density Bonus Law, qualifying projects are
automatically eligible for a ratio or 1.5 spaces per each two- and three-
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-29
bedroom unit, and no parking may be required for 100 percent
affordable projects near transit stops and affordable senior housing
projects. Other qualifying projects near transit are also eligible for
reduced parking requirements.
• The number of concessions for which a project is eligible is based on a
lower percentage of affordable units that the City’s code currently
allows.
Programs C and P commits the City to updating the Zoning Ordinance to meet
new standards in state law.
Inclusionary Housing Program
Inclusionary housing programs require a certain percentage of units in a market-
rate development be designated as affordable units. American Canyon’s
inclusionary housing program (Zoning Code Section 19.28.040) applies to rental
and ownership projects containing 10 or more dwelling units when initial sales
prices or rents will be affordable only to above moderate-income households.
In 2009, the Palmer/Sixth Street Properties vs. City of Los Angeles case
prohibited inclusionary requirements on rental projects in California. To address
this legal change, the City adopted a Housing Nexus Impact Fee in 2016. The
Affordable Housing Nexus fee is assessed on new development as follows:
• A per square foot fee on each new apartment rental unit
• A per square foot fee on each new ownership residential dwelling unit
if constructing on-site affordable housing as part of the project is not
financially feasible.
• A per square foot fee on each new nonresidential development
Funds generated by the Affordable Housing Nexus fee are used for a variety of
affordable housing programs that support needs identified in this Housing
Element.
In 2017, the California Legislature passed 15 bills to facilitate all types of
housing—especially affordable housing. Assembly Bill 1505 was signed into law
September 29, 2017 and became effective January 1, 2018. AB 1505 superseded
the Palmer decision, which allowed the City to reinstate inclusionary
requirements on new rental projects. In October 2019, the City updated the
Inclusionary Housing Ordinance to reinstate inclusionary requirements for
rental projects.
In conjunction with reinstating inclusionary requirements, state law requires
local jurisdictions to accommodate a wide variety of alternative measures to
achieve affordable housing when inclusionary requirements are determined to
be a barrier to affordable housing. The 2019 ordinance accommodates a wide
range of alternatives.
5-30 | American Canyon Housing Element Background Report, Public Review Draft
The program requires projects provide affordable units as follows:
• Ownership projects shall provide at least 10 percent of applicable
project units at prices or rents affordable to low-income households.
Such inclusionary units may be either ownership units or rental units.
• Rental projects shall provide at least five percent of applicable project
units at prices or rents affordable to low-income households, and five
percent affordable to very low-income households.
• Where an odd number of inclusionary units are required of a rental
housing project, a larger number of units affordable to very low-income
households shall be provided (e.g., if the inclusionary requirement
equals three units, two shall be affordable to very low-income
households and one shall be affordable to a low-income household). If
only one inclusionary unit is required, such unit must be affordable to a
very low-income household.
The program offers alternative methods for meeting the inclusionary housing
requirement:
• The developer may provide a site for the construction of affordable
housing in lieu of constructing inclusionary housing units.
• Housing Nexus Fee: The developer may pay an in-lieu fee as an
alternative when the construction of such units is infeasible.
In-lieu fees are deposited into the City’s housing fund and are used to provide
housing affordable to very low- and low-income households (Zoning Ordinance
Section 19.28-050).
During stakeholder interviews 15 conducted for this Housing Element Update,
market-rate housing developers commented that market-rate renters and home
purchasers subsidize the cost of affordable housing. This subsidy drives up prices
for market rate rents and home purchases. Additionally, developers suggested
that affordable housing should not be provided by an inclusionary program (e.g.,
collecting a fee to fund affordable housing or infrastructure to support new
housing for low-income residents).
The City of American Canyon’s inclusionary requirements are similar to other
jurisdictions within Napa County. In response to developer concerns that
inclusionary requirements are a barrier to providing market-rate housing, the
city offers in-lieu fees and other alternatives to avoid over-burdening housing
costs.
The City’s inclusionary requirements do not pose a constraint to residential
development and are one of the key programs to assist in providing housing
affordable to low- and moderate-income households. However, developers have
suggested that there are policy changes that might provide more incentives to
15 Developer stakeholder roundtable. March 14, 2022
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American Canyon Housing Element Background Report, Public Review Draft | 5-31
projects providing affordable units on site rather than paying the in-lieu fee.
Through Program V, the City will examine changes to the inclusionary program
that would increase the supply of affordable housing.
Local Ordinances
MOBILEHOME PARK CONVERSION ORDINANCE
City Zoning Code Chapter 19.32 ensures that any proposed mobile home park
conversion to any other use occurs consistent with these standards:
• adequate notice,
• evaluate social and fiscal impacts prior to consideration of a proposed
conversion, and
• park residents are provided relocation and other assistance consistent
with California Government Code Sections 65863.7 and 66427.4.
In addition, the conversion may also require City Council approval of a tentative
subdivision map, design permit, and a use permit.
Mobile home parks provide a significant source of naturally occurring affordable
housing, and their preservation ensures continued occupancy by lower-income
households. This ordinance is not considered a constraint due to its protection
of existing mobile home parks.
RENTAL HOUSING CONVERSION
Chapter 18.32 of the Subdivision Ordinance regulates of rental property
condominium conversions.
The ordinance includes a variety of requirements. These include:
• building condition reports (Section 18.32.040)
• tenant notification (Section 18.32.050)
• tenant exclusive right to purchase (Section 18.32.050 (c))
• tentative map approval (Section 18.32.060)
• compliance with the Inclusionary Housing Ordinance (Section
18.32.090)
• payment of a fee of $5,000 per unit, which is deposited in the City’s
housing fund.
The condominium conversion ordinance is intended to preserve rental housing
and is therefore not a constraint to the development or preservation of
affordable housing.
SENIOR HOUSING CONVERSION ORDINANCE
Senior housing projects are protected under Zoning Ordinance Chapter 19.34,
Conversions of Senior Housing to Non-Senior Housing, which states that no
senior housing project shall convert to a non-senior housing project unless the
5-32 | American Canyon Housing Element Background Report, Public Review Draft
project first obtains a conversion permit. Conversion permits are approved by
the Planning Commission, subject to a public hearing.
This ordinance provides additional protection for this housing fo r a special needs
population to remain as such and not convert to market-rate housing.
HISTORIC PRESERVATION
There are no known designated historic resources in American Canyon that
would constrain the development of housing throughout the city.
Housing for Persons with Disabilities
As discussed in Chapter X: Housing Needs Assessment, approximately 11.3
percent of American Canyon residents have a disability. Persons with disabilities
have a wide range of housing needs which vary depending on severity and level
of accessibility needed. Physical, mental, and/or developmental disabilities may
prevent a person from working, restrict one’s mobility, or make it difficult to care
for oneself. The City strives to create “barrier-free” housing, making housing
more accessible to critical services and transit. American Canyon has several
guidelines that it follows, such as the Federal Fair Housing Act and the California
Building Code to increase accessibility and safety in housing developments.
DEFINITION OF FAMILY
Local jurisdictions may restrict access to housing for households that do not
meet the jurisdiction’s definition for “family.” A restrictive definition of “family”
that limits the number of individuals living together may illegally limit the
development and siting of group homes for persons with disabilities, but not for
housing families that are similarly sized or situated. The Zoning Ordinance
defines “family” as “one or more individuals occupying a dwelling unit and living
as a single household unit” (Section 19.04.030) This definition is not considered
restrictive.
REASONABLE ACCOMMODATION PROCEDURES
Both the Federal Fair Housing Act and the California Fair Employment and
Housing Act direct local governments to make reasonable accommodations (i.e.,
modifications or exceptions) in their zoning laws and other land use regulations
when such accommodations may be necessary to afford disabled persons an
equal opportunity to use and enjoy a dwelling. For example, it may be a
reasonable accommodation to waive a setback requirement so that a paved
path of travel can be provided to residents who have mobility impairments.
The City adopted a reasonable accommodation ordinance (Chapter 19.52) in
2009, which contains a formal procedure for an individual with a disability
seeking equal access to housing to request reasonable accommodation.
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American Canyon Housing Element Background Report, Public Review Draft | 5-33
Requests for reasonable accommodation shall be made in a manner prescribed
within this section.
• Requests for reasonable accommodation shall be submitted by
completing the city of American Canyon Request for Reasonable
Accommodation Form and submitting it to the community
development department and specifying the following information:
o Name and address of the individual(s) requesting reasonable
accommodation
o Name, address and telephone number of the property owner(s)
o Address of the property for which accommodation is requested
o The current actual use of the property
o Description of the requested accommodation and the zoning
code provision, regulation(s), policy or procedure for which
accommodation is requested
o The basis for the claim that the individual is considered disabled
under the acts; and
o Reason that the requested accommodation is necessary for the
individual(s) with the disability to use and enjoy the dwelling.
• If the project for which the request for reasonable accommodation is
being made also requires some other discretionary approval (including,
but not limited to, a conditional use permit, design review, general plan
amendment, zoning change, annexation, etc.), then the applicant shall
file the information required by this section together for concurrent
review with the application for discretionary approval.
• No application fee shall apply to a request for reasonable
accommodation (unless the request is being made concurrently with an
application for some other discretionary approval, in which case the
applicant shall pay only the required application fee for the
discretionary approval).
• Any information related to a disability status and identified by an
applicant as confidential shall be retained in a manner so as to respect
the privacy rights of the applicant and shall not be made available for
public inspection.
• A request for reasonable accommodation in regulations, policies,
practices and procedures may be filed at any time that the
accommodation may be necessary to ensure equal access to housing. A
reasonable accommodation does not affect an individual’s obligations
to comply with other applicable regulations not at issue in the
requested accommodation.
• If an individual needs assistance in making the request for reasonable
accommodation, the city will provide assistance to ensure that the
process is accessible.
5-34 | American Canyon Housing Element Background Report, Public Review Draft
A request for reasonable accommodation may be made by any person with a
disability, their representative, or an entity, developer, or provider of housing for
individuals with disabilities, when the application of a land use or zoning
regulation, policy, practice, or procedure acts as a barrier to housing
opportunities. Those requesting reasonable accommodation must complete the
Request for Reasonable Accommodation Form and submit it to the Community
Development Department. There is no fee to request a reasonable
accommodation. Requests for reasonable accommodations are reviewed by the
Community Development Director. The City’s reasonable accommodation
procedure does not constrain a person’s equal access to housing.
Building Code
For new construction the City’s building department requires new housing to
comply with the 1998 amendment to the Fair Housing Act, with multifamily
development also subject to the Americans with Disabilities Act (ADFA)
standards. These standards assure that all new apartment buildings are subject
to requirements for unit “adaptability” on ground floor units. Adaptable units
are built for easy conversion to disabled access, such as doorway and hallway
widths, and added structural support in the bathroom to allow the addition of
handrails.
In addition to land use controls, local building codes also affect the cost of
housing. While the incorporation of these measures may raise the cost of
construction, these standards are necessary to prevent much more costly
damage related to a potential seismic or fire episode. No restrictions or
amendments were adopted that are more restrictive than California law,
however, inherently, anything that adds to the cost of housing is a constraint to
housing. Enforcement of the CBC is required by California law and does not
constrain the production or improvement of housing. The City adopted the
following state building codes:
• 2019 California Building Code (Volumes 1 and 2)
• 2019 California Residential Code
• 2019 California Electrical Code
• 2019 California Plumbing Code
• 2019 California Mechanical Code
• 2019 California Energy Code
• 2019 California Green Building Standards Code (CalGreen) (no CalGreen
tiers are adopted locally)
Code Enforcement staff respond to complaints regarding Zoning Ordinance
violations which affect the safety, quality of life, and appearance of the City.
Code enforcement practices are a regular function of cities and are not generally
considered a constraint to the development of housing. However, code
enforcement practices may create a burden for lower-income households if they
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American Canyon Housing Element Background Report, Public Review Draft | 5-35
are required to rehabilitate their homes to bring them into compliance with the
code. Program I will direct funds to low-cost rehabilitation loan programs for
lower-income homeowners.
ENERGY CONSERVATION
As stated above, the city of American Canyon has adopted the 2019 California
Energy Code. In 2012, the City adopted the Energy Efficiency Climate Action
Plan.16 The plan provides feasible strategies and measures that cost-effectively
reduce energy use and energy-related greenhouse gas emissions in both
municipal operations and across the community. The General Plan update
underway at the time of adoption of this Housing Element will include new
energy conservation strategies consistent with state law.
On and Off-Site Improvements
In most areas of the city, all utilities, such as sewer lines, water lines, stormwater
mains, natural gas, and electrical service exist along at least one side of each
street. Few infill parcels would require significant upgrade or extension of
utilities to serve a development site. In areas where curbs, gutters, sidewalks,
improved streets, and utilities exist, it is likely that off-site improvements would
not be required. In unimproved areas, the City would typically require
installation of utilities, curbs, gutters, and sidewalks, and upgrading the facing
street to the centerline to City standards.17
American Canyon is not an entitlement jurisdiction. Thus, the City must compete
for limited Community Development Block Grant (CDGB) funds. In the case of
the 70-unit Valley View Affordable Seniors Housing Project, a wastewater main
needed to be upgraded to serve the project. The City was successful in obtaining
a $1 million CDBG grant to fund the wastewater main upgrade project.
In stakeholder interviews conducted for this Housing Element Update,
affordable and market-rate developers reported that required infrastructure
improvements constrain housing by adding cost, and participants suggested
funding infrastructure through other means.
Under Program O, the City would apply for Community Development Block
Grant funds that could offset the cost of on- and off-site improvements for
affordable housing.
16 American Canyon Energy Efficiency Climate Action Plan, 2012. Accessed:
https://www.cityofamericancanyon.org/home/showpublisheddocument/5024/637123541056170000
17 City of American Canyon Housing Element, 2015.
https://lf.cityofamericancanyon.org/WebLink/DocView.aspx?id=46458&dbid=1&repo=AmericanCanyon
5-36 | American Canyon Housing Element Background Report, Public Review Draft
Fees
The City requires a variety of fees to cover the cost of processing development
requests, providing public facilities and services to new development, and
mitigating the environmental impacts of new development. Although these fees
are necessary to meet City service and environmental standards, they can have
a substantial impact on the cost of housing, particularly affordable housing.
In stakeholder interviews conducted for this Housing Element Update with
affordable and market-rate developers working in American Canyon and nearby
cities, the cost of fees was not reported to be prohibitive to building housing.
Rather, the overall cost of construction and the limited funds available for
affordable housing were more of a constraint. Affordable housing in-lieu fees,
as discussed above, were reported to be a constraint to developing affordable
market-rate housing, in that market-rate units in the same development
subsidize the cost of providing units or paying the fee.
In the case of the 66-unit Napa Cove affordable housing project, the City
supported the applicant with their California Tax Credit Allocation Committee
(TCAC) funding application. The City also streamlined the development
application review to just a few weeks, and supported the applicant’s
application for project-based vouchers. Reducing processing time and bringing
“outside” funding for affordable housing augments the limited housing nexus
fees and inclusionary housing from other residential projects.
Program U would help alleviate the impact of fees on the provision of affordable
housing, by providing fee deferrals or fee reductions, or using the Affordable
Housing Fund to subsidize fees, as appropriate.
DEVELOPMENT FEES
Development fees (sometimes referred to as “impact” fees) are required to
offset the cost of provision of public services such as: traffic, park, water and
sewer capacity, civic facilities, and affordable housing (see Inclusionary Housing
Program, above). Other agencies that are independent from the City collect
impact fees. These include the American Canyon Fire Protection District, and
State-mandated school impact fees.
The City’s most recent Affordable Housing Nexus Study 18 analyzed four
residential development prototypes and identified the associated development
impact fees collected by the city for all sources plus outside agencies (i.e.: Fire
District and School District) (Table 5-8). The estimations show that per unit,
apartments (“stacked flat apartment ”) have the lowest per-unit fees, at $21,899,
followed by townhomes at $36,448. However, by total cost for 100 units, a
townhome has the lowest fees, at $3,644,800. For the four prototypes, the
18 City of American Canyon, Affordable Housing Nexus Study Background Report, 2016.
https://www.cityofamericancanyon.org/home/showpublisheddocument/7925/637121856997970000
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-37
development fees make up 7.3 to 13.9 percent of the total development cost.
Comparatively, in Napa County, based on a 2,800 square foot single-family
home, the total development fees would amount to $45,322 per unit, or $16.19
per square foot. This represents a less than six percent of the average
construction cost of $784,000.19 The County fee percentage of the total
development costs is smaller than the 8.5 percent cost for the same size single-
family home in American Canyon. However, homes in the County often do not
have access to urban services that are disproportionately needed by lower-
income residents. These typically include a lack of essential potable water and
sewer services that must be provided at higher cost with on-site well and septic
system. Other urban services not generally available in the unincorporated
County that are available in American Canyon include proximate access to public
transit, parks, and civic facilities. Considering the City of American Canyon
provides additional services disproportionately needed by lower-income
residents, the residential impact fees are comparable to Napa County.
19 Napa County 2022 Housing Element Public Draft.
https://www.countyofnapa.org/DocumentCenter/View/25221/Public-Review-Draft-Napa-County-Housing-
Element-Update-6-9-22?bidId=
5-38 | American Canyon Housing Element Background Report, Public Review Draft
Table 5-8: Development Fees
Fee
Large Lot
Single
Family
Small Lot
Single
Family Townhouse
Stacked Flat
Apartments
Prototype Square Footage 321,000 268,000 140,000 181,100
Units 100 100 100 100
School Fees $1,373,880 $1,147,040 $599,200 $0
Water Capacity Fees $1,246,200 $1,246,200 $1,246,200 $1,620,000
Wastewater Capacity Fees $801,600 $801,600 $801,600 $1,042,000
Traffic Mitigation Fee $439,400 $439,400 $439,400 $26.96
Parks and Rec Fee $439,400 $439,400 $439,400 $878,800
Fire Facilities Impact Fee $65,805 $54,940 $28,700 $50,326
General Plan Update Fee $6,800 $6,800 $6,800 $13,600
Total Fees (% of total
development cost)
$4,456,585
(8.5%)
$4,218,880
(9.5%)
$3,644,800
(13.9%)
$4,379,726
(7.3%)
Total Development Fees
Cost
$52,701,709 $44,533,63
2
$26,167,570 $60,405,582
Total Fees Per Unit $44,566 $42,189 $36,448 $21,899
Total Development Fees
Cost/Unit
$527,017 $445,336 $261,676 $302,028
Total Fees Per Net Sq. Ft. $13.88 $15.74 $26.03 $24.18
Total Estimated
Development Fees Cost/
Sq. Ft.
$164.00 $166.00 $187.00 $334.00
1 Assumes 2,000 square feet per single family unit
2 Assumes 1300 square feet per townhome unit
3 Assumes 800 square feet per multifamily unit
4Assumes 500 square feet pre ADU
5SFD = ITE Code 210 (9.52 trips/day)
6MFD = ITE Code 221 (5.44 trips/day)
7Townhome = ITE Code 220 (6.65 trips/day)
Source: American Canyon, 2022.
Source: City of American Canyon.
BUILDING PERMIT FEES
Table 5-9 summarizes the City’s building permit fees for single family and
multifamily development. Normally, permit fees would have a minimal impact
on housing costs because most the fees are flat rate charges, not per unit
charges, and can be spread over the entire development.
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American Canyon Housing Element Background Report, Public Review Draft | 5-39
Table 5-9: Residential Building Permit Fees
Applications Fee
Building Permit – Single Family & New Construction
1-1,500 square feet $1,533
1,501-3,000 $1,952
3,001-4,500 $2,349
4,501-6,000 $3,178
6,001 + square feet- additional
time per 200 square feet
$113
Electrical Permit $45
Mechanical Permit $45
Building Permit Issuance $30
Building Permit – Multifamily & New Construction
1-5,000 square feet $2,317
5,001-10,000 $3,136
10,001-15,000 $4,656
15,001-30,000 $6,262
30,001-50,000 $8.480
50,001 + square feet- Additional
time per 5,000 square feet
$692
Other Inspections and Fees (including inspection of fire sprinkler systems)
Inspections outside of normal
business hours
$312 minimum, plus the hourly rate of the Building
Inspector I and II for each additional hour over 2
hours
Re-inspection fees $139 minimum, plus the hourly rate of the Building
Inspector I and II for each additional hour over 1 hour
Inspection for which no fees are
specifically indicated
$139 (hourly rate)
Source: City of American Canyon 2021-2022 Fee Schedule.
PLANNING FEES
Planning fees that cover the cost of reviewing and approving the entitlement
plans. Once the entitlement is approved, there are planning fees to review and
inspect the construction. Fees are charged to cover the costs of City staff review
and processing of applications and permits related to housing development. A
project’s application fees are estimated upon submittal, and the developer pays
a deposit covering the estimate. Actual staff time spent on the project is then
deducted from the deposit amount, and any unspent remainder is refunded.
Typical fees for housing projects are listed in Table 5-10.
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Table 5-10: Residential Planning Permit Fees
Applications Fee
Planning Approvals
Design Permit, director review $3,549
Design Permit, Planning Commission review $7,799
Major Conditional Use Permit $7,799
Minor Conditional Use Permit $1,974
Other
Pre-application $813
Variance $1,827
Minor Variation $1,283
Minor Modification $1,935
Pre-zoning/Rezoning $3,578
Zoning Ordinance Amendment $8,008
General Plan Amendment $8,008
Specific Plan Amendment $7,179
Temporary Trailer Permit $99
Zoning Clearance $66
Planning Plan Check (General) $174
Classifications of Use $158
Land Divisions
Parcel map $3,436
Tentative subdivision map $7,832
Lot line adjustment $1,753
Lot merger $3,426
Reversion to acreage map $1,753
Map extension $987
Final map review $365
Environmental Review
Categorical Exemption $132
Initial Study $13,893
CEQA Document Administration and Review $7,717
Mitigation Monitoring $1,458
Source: City of American Canyon 2021-2022 Fee Schedule.
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American Canyon Housing Element Background Report, Public Review Draft | 5-41
Processing and Permit Procedures
The evaluation and review process required by City procedures contributes to
the cost of housing in that holding costs incurred by developers are ultimately
reflected in the selling price of the home. The City Council and Planning
Commission govern the review process in American Canyon, or depending on
the project, it might be reviewed by the Community Development Director.
PERMIT TYPES
There are two basic development permits in the City of American Canyon, and
any new development is subject to one or the other, but never both for the same
project.
Residential development is considered “by-right” in Residential zoning districts.
The time frames, procedures, and application fees for processing both Design
Permits and Conditional Use Permits are identical. The major differences are in
the required findings and the fact that the Planning Commission may waive or
modify development standards as a part of the Use Permit process, but a Design
Permit must adhere to the development standards of the underlying Zoning
District unless a Density Bonus is a part of the applicant’s request.
Conditional Use Permit
In the Community Commercial and Neighborhood Commercial Districts, a
Conditional Use Permit is required for farm employee housing. For projects that
require a Conditional Use Permit, the following findings are required to receive
approval from the planning commission:
1. The proposed use is consistent with the policies and programs of the
general plan and any applicable master or specific plan.
2. The proposed use is consistent with the purpose(s) and standards of
the applicable zoning district(s).
3. The proposed use complies with applicable policies of the Napa
County Airport land use compatibility plan
4. The project site is physically suitable for the type and intensity of land
use being proposed.
5. The proposed use will not be a nuisance or materially detrimental to
the general health, safety, and welfare of the public or to property and
residents in the vicinity.
6. The site for the proposed use has adequate access, and meets parking
and circulation standards and criteria.
7. There are adequate provisions for water and sanitary services, and
other public utilities to ensure that the proposed use would not be
detrimental to public health and safety.
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Findings 4 and 5 are considered a constraint to the development of farm
employee housing due to the subjective nature of the requirements, and
therefore, ability for bias to impact the outcome of the Planning Commission’s
decision. Through Program C, the city would adopt changes to the Zoning
Ordinance to allow farm employee housing to be approved with a Design
Permit, rather than a Conditional Use Permit, to limit discretion in the review
and approval of housing development applications.
Design Permit
A Design Permit is required for any new structures, except individual single-
family detached dwellings that are not part of a new subdivision. However, when
a builder constructs three or more single-family dwellings in a single subdivision
in one year, or on a single block in one year if the lots are not located within a
subdivision, the dwelling units shall be subject to approval of a Design Permit.
Additionally, any alteration of a residentially zoned parcel over one acre is
subject to a Design Permit.
Design Permits for two-family dwellings and multi-family projects with fewer
than five units are approved by the Community Development Director. Public
hearings are not required. Planning Commission approval of a Design Permit
(Chapter 19.41 of the Zoning Code) is required for any multifamily dwellings of
five or more units in the Residential Medium and Residential High Districts.
The following areas of design shall be considered in reviewing design permits:
A. Site Planning.
1. Appropriateness of setbacks, site coverage, building heights, and
outdoor use areas,
2. Adequacy of parking, and vehicular and pedestrian circulation,
3. Relationship to abutting or adjacent sites and land uses;
minimization of impacts on residential districts,
4. Preservation of natural site amenities,
5. Use of landscaping, outdoor lighting, and outdoor furniture,
6. Usability of public and private open spaces.
B. Structural Design.
1. Scale, mass, bulk, and proportions,
2. Compatibility with the desirable qualities of the area and/or
streetscape,
3. Compatibility of building materials and detailing for all structures,
4. Relationship to other structures and accessory elements on a site,
5. Screening of utility and mechanical facilities,
6. Design of fences and walls,
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American Canyon Housing Element Background Report, Public Review Draft | 5-43
7. Use of architectural elements that contribute to visual interest and
variety, including variation to wall planes, multiple roof lines and
defined entries. (Ord. 2001-02 § 1, 2001)
8. Approval of a Design Permit application may be granted by the
appropriate decision-making authority only if all of the following
findings are made (Section 19.41.050):
A. The project complies with all applicable provisions of the
Zoning Ordinance and any applicable approvals granted for the
project by any decision making authority.
B. The project and its design complies with any applicable design
guidelines.
C. The project and its design complies with all applicable general
plan policies.
D. The project complies with applicable policies of the Napa
County Airport land use compatibility plan.
E. The project’s quality and character are compatible with the
surrounding area, unless physically deteriorated or blighted,
and will not be materially detrimental to existing development.
F. The proposed design is compatible with existing development
in the area in terms of scale, height, bulk, proportion,
materials, cohesiveness, color, and the preservation of privacy.
G. The design improves the community’s appearance by avoiding
both excessive variety and monotonous repetition.
H. The proposed design promotes a harmonious transition in
terms of scale and character between areas of different
general plan land use designations and zoning districts.
I. The proposed design provides for adequate and safe on-site
vehicular and pedestrian circulation. (Ord. 2010-03 § 3, 2010;
Ord. 2001-02 § 1, 2001)
Requirements such as “compatible with existing development,” “improves the
community’s appearance,” and “harmonious transition,” may allow for bias in
the interpretation of the design guidelines, and therefore are considered a
constraint to housing. Through Program C, the city would adopt changes to the
Zoning Ordinance to limit subjectivity in the review and approval of housing
development applications.
Timing
The time between application submittal and project approval varies depending
on the magnitude and complexity of the development proposal. Factors that can
affect the length of development review on a proposed project include a
requirement to hold a public hearing, the level of environmental review
required, and the completeness of the application submittal. The Permit
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Streamlining Act governs the processing time for all planning applications in any
jurisdiction. In American Canyon, the average time between project approval
and requests for building permits is typically three to six months but varies by
type of project. Single-family homes usually experience the least delay (two to
four months). Multi-family housing construction tends to be more complex and
usually requires more time between entitlement and building permit issuance
(six to 12 months).
In stakeholder interviews conducted for this Housing Element update,20
developers reported lack of funding for affordable housing being a greater
constraint than City processes.
Non-Governmental Constraints
Many factors affecting housing costs are related to the larger housing market.
Land costs, construction costs, and labor costs all contribute to the cost of
housing and can hinder the production of affordable housing. Additionally, the
availability of financing can limit access to homeownership for some low-income
households.
Housing Market and Affordability
A variety of factors impact housing costs and can provide barriers for potential
homeowners. For example, market forces on the economy and the subsequent
effects on the construction industry may act as a barrier to housing
production.21 Since the 2008 recession, national construction costs for
multifamily projects rose by 25 percent. This dramatic rise in construction costs
can make a project financially infeasible.22 While economic recessions can result
in lower sales volumes and therefore prices,23 the COVID-19 pandemic created
a global economic recession which had a unique impact on the housing market
than typical recessions in the past. Lower interest rates and households
spending more time at home created a demand for housing, and homeowners
were more reluctant to list their home during a pandemic.24
Low inventory and associated high home prices made it difficult for lower-
income or first-time homebuyers to purchase homes entering the market
20 Stakeholder interviews, March 14, 2022
21 National Association of Home Builders. Material Cost Affect Housing Affordability.
https://www.nahb.org/advocacy/top-priorities/material-costs
22 Terner Center for Housing Innovation, The Hard Costs of Construction: Recent Trends in Labor and
Materials Costs for Apartment Buildings in California. 2020. https://ternercenter.berkeley.edu/wp-
content/uploads/2020/08/Hard_Construction_Costs_March_2020.pdf
23 Joint Center for Housing Studies of Harvard University. Past Recessions Might Offer Lessons on the Impact
of COVID-19 on Housing Markets. https://www.jchs.harvard.edu/blog/past-recessions-might-offer-lessons-
on-the-impact-of-covid-19-on-housing-markets]
24 Anenberg, E and Ringo, D. Housing Market Tightness During COVID-19: Increased Demand of Reduced
Supply? Board of Governors Federal Reserve. July 8, 2021.
https://www.federalreserve.gov/econres/notes/feds-notes/housing-market-tightness-during-covid-19-
increased-demand-or-reduced-supply-20210708.htm
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-45
According to Zillow, the typical home value of homes in American Canyon is
$806,879 (as of July 2022). This value represents a 15.01 percent increase over
the past year.25 This price increase is considered a constraint to purchasing a
home. However, it is generally consistent with regional price increases. In Napa
County, the median home value in July 2022 was $931,000. This is a 12.8 percent
increase over the last year.26 As discussed in the Housing Needs Assessment,
American Canyon has the lowest typical home value compared to other
jurisdictions in the county and is lower than the countywide average home
value. (Table 5-11)
Under Program T, the City will apply for funds to help first-time or lower-income
homebuyers purchase a home.
Table 5-11: Median Home Value Comparisons, 2016-2022
Jurisdiction/Region
Median Home
Value 2016
Median Home
Value 2022
Percent
Increase
Vallejo $352,000 $585,199 39%
American Canyon $517,000 $778,216 34%
Napa $638,000 $900,065 29%
Napa Metro $642,000 $910,270 29%
Source: Zillow.com 2022.
Construction Costs
Construction costs depend on several factors: type of construction, custom
versus tract development, cost of materials, site conditions, finishing details,
amenities, size , and structural configuration
The California Construction Cost Index (CCCI) is based on the Building Cost Index
(BCI). These indices provide average estimates for San Francisco and Los Angeles
only and are produced by the Engineering News Record (ENR). According to the
CCCI, construction costs have risen 24 percent in California since June 2016.27
Housing prices are influenced partly by the types of construction materials used.
Homes in American Canyon are generally wood frame construction, finished
with stucco, wood siding, or shingles. This type of construction is the least
expensive conventional method—brick, stone, and concrete block are more
costly. Composition shingle and built-up roofs, which are found on a large share
of the community’s homes, are also the least expensive, followed by wood
shingle, wood shake, concrete tile, metal tile, and clay tile.
Hard construction costs have climbed statewide, but they are the most
expensive and have risen most dramatically in the San Francisco Bay Area. While
25 https://www.zillow.com/american-canyon-ca/home-values/
26 https://www.zillow.com/napa-county-ca/home-values/
27 DGS California Construction Cost Index CCCI. 2021. https://www.dgs.ca.gov/RESD/Resources/Page-
Content/Real-Estate-Services-Division-Resources-List-Folder/DGS-California-Construction-Cost-Index-CCCI
5-46 | American Canyon Housing Element Background Report, Public Review Draft
normalized statewide costs increased 25 percent between 2008-2009 and 2018,
costs for projects in the Bay Area rose 119 percent over the same period,
reaching more than $380 per square foot in 2018. A number of factors are likely
contributing to the rapid escalation of construction costs in the Bay Area. For
one, wages are higher in the region, reflecting higher costs of living. In 2018, the
San Francisco and San Jose Metropolitan Statistical Areas had the two highest
hourly median wages in the state, which could contribute to comparatively
higher construction costs overall.28
According to the California Homebuilding Foundation, formerly the
Construction Industry Research Board, construction costs on lots with steep
slopes or other environmental constraints can run as high as $425,000 for a
1,700-square foot home ($250 or more per square foot).
AFFORDABILITY GAP
The affordability gap refers to the capital subsidy required to develop housing
affordable to families at various income levels. The most recent Residential
Nexus Analysis for American Canyon was completed 2016, American Canyon
completed a Residential Nexus Analysis. The affordability gap analysis compares
the cost of developing housing in the City to the amount very low-, low-, and
moderate-income households can afford to pay for housing. According to the
analysis (Table 5-12, there are significant affordability gaps for all prototypes for
very low- and low-income households, which shows that cost of construction is
a constraint to the development of affordable housing. Given the relatively high
median income for Napa County, there are no gaps for some unit sizes and
prototypes at the moderate-income level. 29
Table 5-12: Development Affordability Gap
Income Large Lot SFD Small Lot SFD Townhome Apartment
Very Low Income $385,700 $306,400 $135,500 $234,800
Low Income $309,700 $231,300 $65,100 $209,500
Moderate Income $88,200 $12,300 ($139,500) $82,500
Source: American Canyon Affordable Housing Nexus Study: Background Report, 2016
Table 5-13 provides more detail on the development costs associated with the
four selected prototypes, as well as the market rate sale prices as of 2015.
28 A number of factors are likely contributing to the rapid escalation of construction costs in the Bay Area.
For one, wages are higher in the region, reflecting higher costs of living.23 In 2018, the San Francisco and
San Jose Metropolitan Statistical Areas had the two highest hourly median wages in the state, which could
contribute to comparatively higher construction costs overall.
29 American Canyon Affordable Housing Nexs Study. 2014.
https://www.cityofamericancanyon.org/home/showpublisheddocument/7925/637121856997970000
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American Canyon Housing Element Background Report, Public Review Draft | 5-47
Table 5-13: Development Costs and Sale Prices in American Canyon
Prototype
Avg .
Square
Feet
Units
per
acre
Land Sq.
Ft. Units
Total Costs
Total/Per
Unit
Average
Sale
Price/Rent
(2014)
Large Lot
SFD
3,210 4.3 1,013,023 100 $52,701,709/
$527,017
$530,000
$165/SF
Small Lot
SFD
2,680 5.5 2,680 100 $44,533,632/
$445,336
$454,000
$169/SF
Townhomes 1,400 15.0 1,400 100 $26,167,570/
$261,676
$269,000
$192/SF
Stacked Flat
Apartments
906 22.0 906 200 $60,405,582/
$302,028
$2,000/Mo.
$2.20/SF/Mo.
Source: American Canyon Affordable Housing Nexus Study: Background Report, 2016
Cost of Land
Developable land is expensive throughout the Bay Area. Higher land costs mean
that projects must be able to fetch high sales prices or rents to justify the high
cost of purchasing land. These factors often push developers to build housing
projects with high sales and rent prices to maximize the developer’s return on
investment. Land costs are affected by such factors as zoning density, the
availability of infrastructure, the existence of environmental constraints, and the
relative supply of similar land available for development.
Based on a review of undeveloped properties listed for sale in April 2022, asking
prices for vacant single-family lots in American Canyon ranged from $118,000 to
$1,149,000 per acre.30 Vacant land zoned for multi-family use is scarce and
typically more expensive per acre than vacant land zoned for single-family
residential use. As the city becomes increasingly built out and future
development becomes more reliant upon the acquisition of underutilized
parcels and demolition of existing structures, the cost of a finished residential
site will increase.
The cost of residential land in the American Canyon area has been relatively low
in comparison to the greater Bay Area market. However, land values have
started to rise such that they are comparable to Vallejo and Vacaville. Land cost
is not a significant constraint to developing housing in American Canyon but all
costs constrain the development of affordable housing. Implementation of
Program O would allow the use of City funding to offset the cost of land
acquisition for affordable housing development.
30 https://www.loopnet.com/search/commercial-real-estate/american-canyon-ca/for-sale/ Accessed April,
2022.
5-48 | American Canyon Housing Element Background Report, Public Review Draft
Availability of Mortgage and Rehabilitation Financing
The availability of financing affects a person’s ability to purchase or improve a
home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions
are required to disclose information on the disposition of loan applications and
the income, gender, and race of loan applicants. The primary purpose of this
review of lending activity is to determine whether home financing is accessible
to residents of American Canyon. The data presented in this section include the
disposition of loan applications submitted to financial institutions for home
mortgages, home improvement, and refinance loans in American Canyon.
(Table 5-14)
According to HDMA data from 2017, approximately 11 percent of Federal
Housing Administration (FHA), Farm Service Agency (FSA) or Rural Housing
Service (RHA) and VA loans, and 16 percent of conventional home purchase
loans were denied by the financial institution. Eight percent of refinancing loans
and 18 percent of home improvement loans were denied.31
In Napa County, the highest loan origination rates tend to be in the more
urbanized southern areas, either in and around the City of Napa and American
Canyon or along the 101 corridor in Sonoma County. The rural areas of Napa
County have the lowest loan origination rates. The census tract with the highest
rate of loan originations in the county (over 125 per 1,000 units) includes
eastern portions of American Canyon and the City of Napa. There does not
appear to be any correlation between race/ethnicity and loan origination rates
in Unincorporated Napa County.32
Due to the relatively low percentage of denials, this is not considered a
constraint.
31 Source: Home Mortgage Disclosure Act, MSA/MD Aggregate Reports
32 Public Review Draft, Napa County Housing Element. Accessed June 2022.
https://www.countyofnapa.org/DocumentCenter/View/25221/Public-Review-Draft-Napa-County-Housing-
Element-Update-6-9-22?bidId=
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American Canyon Housing Element Background Report, Public Review Draft | 5-49
Table 5-14: Disposition of Loan Applications in 2017 for American Canyon, 2017
Action Taken
Home Purchase Loans
Refinancing Home Improvement FHA, FSA/RHS & VA Conventional
Number Amount Number Amount Number Amount Number Amount
Loans Originated 4 (45%) $1,396,000 26 (53%) $7,862,000 269 (57%) $92,315,000 147 (51%) $59,625,000
Application Approved but not
Accepted 1 (11%) $424,000 1 (2%) $15,000 20 (42%) $7,359,000 12 (4%) $4,516,000
Application Denied by Financial
Institution 1 (11%) $304,000 8 (16%) $612,000 4 (8%) $1,505,000 51 (18%) $11,141,000
Application Withdrawn by
Applicant 3 (33%) $1,010,000 8 (16%) $2,835 108 (23%) $31,166,000 25 (7%) $7,957,000
File Closed for Incompleteness 0 - 4 (8%) $420,000 45 (9%) $14,946,000 15 (5%) $2,776,000
Loan purchased by the
Institution 0 - 2 (4%) $515,000 30 (6%) $11,138,000 39 (13%) $16,925,000
Total Applications Received 9 $2,893,000 49 $122,259,000 476 $193,625,000 289 102,940,000
Source: Federal Financial Institutions Examination Council Home Mortgage Disclosure Act Data Browser
5-50 | American Canyon Housing Element Background Report, Public Review Draft
NIMBYism
“Not In My Backyard” (NIMBYism) is a social and political movement that
opposes housing or commercial development in local communities. NIMBY
complaints often target new affordable housing, with reasons including traffic
concerns, environmental concerns, preservation of neighborhood character,
and, in some cases, thinly veiled racism. NIMBY objections to housing
development can add time and cost to developments, and lawsuits add legal
costs and risk.33 Strong enough objections can result in developers withdrawing
a project or redesigning it to be smaller and less dense.34 Fortunately, American
Canyon residents have been supportive of new housing. Staff works closely with
the community on new residential projects. As a result, there are no known
instances where resident concerns were so significant that a developer
withdrew a residential project.
Environmental Constraints
A community’s environmental setting affects the feasibility and cost of
developing housing. Environmental issues range from the availability of water
to the suitability of land for development due to potential exposure to seismic,
flooding, wildfire, and other hazards. If not properly recognized and
accommodated in residential design, these environmental features could
potentially endanger lives and property.
Environmental factors could pose a housing constraint if they have the potential
to limit the density and location of housing and can greatly impact the feasibility
and cost of development. The city is located to the east of the Napa River and
adjacent estuary site. This river has been prone to flooding in the past, which
has affected some of the adjacent cities and county developments. Although
flooding has been an issue for American Canyon for these areas adjacent to the
Napa River and estuary, recently built neighborhoods have been constructed
outside of the flood hazard areas, and none of the vacant or underutilized sites
in the Housing Element Sites Inventory are within a flood hazard area.
Federal and State Environmental Protection
Regulations
Federal and state regulations require an environmental review of proposed
discretionary projects (e.g., subdivision maps, use permits, etc.). Fees charged
by local government agencies and private consultants to reimburse the cost to
33 Tim Iglesias, Managing Local Opposition to Affordable Housing: A New Approach to NIMBY, 12 J.
Affordable Housing 78, 81 (Fall 2002)
34 California Public Interest Law Project, Affordable Housing Law Project (PILP), California Housing Element
Manual (3rd Ed. 2013) at p.2, available at: http://pilpca.org/wpcontent/uploads/2013/11/California-
Housing-Element-Manual-3rd-Ed.-November-2013.pdf
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American Canyon Housing Element Background Report, Public Review Draft | 5-51
complete the environmental analysis are passed on to the consumer as part of
the cost to build new housing. However, these costs ensure regulations are
satisfied, help preserve the environment, and ensure safe and sound housing
for American Canyon residents.
Regional plans and programs related to public safety included the State Seismic
Hazards Mapping Act, California Environmental Quality Act (CEQA) Statute and
Guidelines, California Noise Insulation Standards (Title 24), and the Federal
Emergency Management Agency (FEMA) Flood Insurance Program, among
others. Pursuant to CEQA, residential development that requires discretionary
approval from the City also requires environmental review concurrent with the
approval process. The preparation, review, and certification of CEQA documents
may add time to the development process and is therefore considered a
constraint to the development of housing. However, most of American Canyon’s
vacant, developable land has already been reviewed by a Program
Environmental Impact Report (PEIR) consistent with CEQA through the Specific
Plan process. A PEIR streamlines the environmental review process for
subsequent residential projects because the environmental mitigation
measures have already been evaluated and identified. Other projects that
deviate from what is contemplated in the specific plans may tier off existing
CEQA documents.
Pursuant to state law, in conjunction with incorporated jurisdictions and Fire
District agencies, Napa County developed and adopted the Napa County Multi-
Jurisdictional Hazard Mitigation Plan (MJHMP) in 2020. This plan addresses
hazard vulnerabilities from natural and human-caused hazards, including
flooding, drought, wildfire, landslides, severe weather, terrorism, cyber threats,
pandemic, and the impact of climate change on hazards, as well as other
hazards. While mitigation measures identified in the MJHMP are necessary to
reduce the level of injury, property damage, and community disruption that
might otherwise result from such events, requirements may be a constraint to
housing development. For example, fire-resistance housing construction
features, , wider building setbacks, and fire-resistive landscape buffers in fire
hazard zones, building setbacks from earthquake or landslide areas may
increase costs of development and limit available land. Many of these
requirements are mandated by state law, and while they increase housing costs,
will save lives and property.
Geologic and Seismic Hazards
American Canyon is bisected by West Napa fault line, which runs diagonally from
the northwest to southeast corner of the city. Like many communities in the Bay
Area, the potential of significant seismic activity caused by earthquake can
influence development patterns including the location of where residential
housing may be placed. The West Napa Fault is within American Canyon city
limits, while the Concord-Green Valley and Rogers Creek Faults are within 10
5-52 | American Canyon Housing Element Background Report, Public Review Draft
miles. The probability of one or more earthquakes of magnitude 6.7 (Richter
scale) or higher occurring in the project area has been evaluated by the U.S.
Geological Survey (USGS). Based on the results of the USGS evaluation, there is
a 63 percent likelihood that such a major earthquake event will occur in the Bay
Area between 2022 and 2036.
Several of the regional faults can cause liquefaction. The General Plan Geology
Element notes that only limited portions of the planning area are at risk of
liquefaction because most of the city is underlain by bedrock. The Geology
Element contains policies intended to avoid growth in areas with liquefaction
risk, when possible. For development to occur in areas of liquefaction risk, that
risk must be mitigated. As noted in the Geology Element, the potential for
landslides is present within City limits, and policies require projects in areas
where there is a risk of landslide to contain mitigation measures. Generally,
projects at risk are on land with 10 percent or greater grade. Construction on
sloped sites is typically more expensive than on flat sites throughout the state.
While the risk of seismic hazards requires increased safety measures to be built
into developments, these requirements are necessary and established across
the state. Therefore, seismic hazards are not considered a constraint to the
development of housing. Additionally, the General Plan update anticipated to
be completed in 2023 will include an update to the Safety Element, which will
further identify and mitigate the seismic risk to residential development.
Wildfire
Wildfire risk is indicated by presence in an area determined by the California
Board of Forestry and Fire Protection (CalFire) to be high-risk. State
Responsibility Areas are those where CalFire is the primary emergency response
agency responsible for fire suppression and prevention. CalFire is also required
to classify the severity of fire hazards based on vegetation, topography, climate
and other risk factors. Those areas are classified as moderate to very high Fire
Hazard Severity Zones (FHSZs).
Small portions of American Canyon are located within FHSZs. The undeveloped
northeast corner of the city is in a moderate FHSZ, and the area east of Newell
Drive is a high FHSZ. There are no State Responsibility Areas (SRA), or land where
the State of California is financially responsible for the prevention and
suppression of wildfires within the city boundaries.
Flood Hazards
FEMA maintains and updates data through flood maps and risk assessments.
Flood maps show how likely it is for an area to flood. Any place with a one
percent chance or higher chance of experiencing a flood each year is considered
to have a high risk. Those areas have at least a one-in-four chance of flooding
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American Canyon Housing Element Background Report, Public Review Draft | 5-53
during a 30-year period. In the city of American Canyon, areas adjacent to the
Napa River are considered flood zones. These regions are a small percentage of
the city.
The National Flood Insurance Program (NFIP) adopted under the National Flood
Insurance Act of 1968 makes federally subsidized flood insurance available to
property owners within communities who participate in the program. Areas of
special flood hazard (those subject to inundation by a 100-year flood) are
identified by FEMA through regulatory flood maps titled Flood Insurance Rate
Maps. The NFIP mandates that development cannot occur within the regulatory
floodplain (typically the 100-year floodplain) if that development results in a
more than 1-foot increase in flood elevation. In addition, development is not
allowed in delineated floodways within the regulatory floodplain.
The General Plan includes policy 10.1.5 which prohibits the development of
structures designed for human occupancy within the 100-year floodplain, unless
flood hazards are adequately mitigated. Mitigation can be accomplished by
building foundations a minimum of one foot above the 100-year flood elevation,
or by other means approved by the City Engineer.
Pursuant to state law, the city of American Canyon has a floodplain
administrator.
Due to the small percentage of land identified as a flood zone, as well as the
available mitigation measures, this is not considered a constraint.
Hazardous Materials
Hazardous materials, as defined by the California Code of Regulations, are
substances with certain physical properties that could pose a substantial present
or future hazard to human health or the environment when improperly handled,
disposed, or otherwise managed. Hazardous materials are grouped into the
following four categories, based on their properties:
• Toxic —causes human health effects
• Ignitable—has the ability to burn
• Corrosive—causes severe burns or damage to materials
• Reactive—causes explosions or generates toxic gases
The State Water Resources Control Board (SWRCB) maintains an online database
(GeoTracker) that provides information about hazardous materials sites. There
are three sites identified on this list that are cleanup program sites, all of which
have been closed. There were eleven leaking underground storage tank (LUST)
5-54 | American Canyon Housing Element Background Report, Public Review Draft
sites listed, however all of these cases have been closed as well. Due to the lack
of active hazardous waste sites, hazardous materials are not a constraint.35
Infrastructure Constraints
Another factor that may be a constraint to the development of housing is the
capacity of existing infrastructure to accommodate increased demand.
Wastewater Collection and Disposal
The City of American Canyon owns and operates the American Canyon
Wastewater Treatment Plant (WWTP) commissioned in 2001, which treats
domestic and industrial wastewater flows. The WWTP is a secondary/tertiary
treatment plant and was one of the first WWTPs in the country with Membrane
Bio Reactor (MBR) and ultraviolet light (UV) disinfection. The Sewer Collection
crew maintains 34 miles of sanitary sewer mains that connect residents and
businesses to the WWTP. They respond to reports of sewer spills and back-ups
and monitor compliance with environmental compliance and water quality
regulations. The plant was designed to treat an average flow of 2.5 million
gallons per day (MGD) and a peak flow of 3.75 MGD. The average flow in dry
water conditions was 1.9 MGD in 2011, with an excess capacity of 0.6 MGD.
Therefore, wastewater infrastructure is not a constraint to the development of
housing.
Water Service
The City of American Canyon provides potable and recycled water service to
commercial and residential customers within the American Canyon city limits
and nearby portions of unincorporated Napa County. American Canyon obtains
its water supply from a variety of sources, all of which (except for recycled water)
are imported from outside of the City. All of the City’s imported water comes
through the North Bay Aqueduct (NBA) system. A significant portion of the City’s
supply is obtained through various indirect contracts for water from the State
Water Project (SWP). The Napa Flood Control and Water Conservation District
(Napa FCWCD) is the State Water Contractor with the California Department of
Water Resources (DWR), and the City receives its water through subcontracts
with the Napa FCWCD.
In the draft 2020 Urban Water Management Plan, a significant portion of the
City’s supply availability was reviewed under a single dry year and a five-
consecutive year drought, in addition to a drought risk assessment from 2021
through 2025. The City anticipates it can supply all its water demands by
35 California State Water Resources Control Board GeoTracker. Accessed: June 27, 2022.
https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=American+canyon#
CHAPTER 5 CONSTRAINTS
American Canyon Housing Element Background Report, Public Review Draft | 5-55
purchasing supplemental imported water through existing agreements through
the planning horizon (2045) for all water year scenarios.
Furthermore, in 2019, consistent with California Senate Bill 1087 (SB 1087), the
City modified the Municipal Code (Chapter 13.10.020 “Priority of Service”) to
prioritize water and sewer services to proposed affordable housing
development projects (Ordinance 2019-09). As a result, affordable housing
development projects are the top priority for water and sewer service. All other
priorities are prioritized one tier below affordable housing.
Therefore, water infrastructure is not a constraint to the development of
housing.
Solid Waste
American Canyon Recology provides garbage, recycling, and compost pick-up for
all residents and businesses pursuant to a franchise waste hauling agreement
with the City of American Canyon. Roll-off service is also available. Additional
services include curbside recycling and a Household Hazardous Waste Collection
Center. The Potrero Hills Landfill, located southeast of Suisun City, is a regional
facility that serves American Canyon and numerous other jurisdictions within a
150-mile radius. In 2005, the County of Solano approved a 260-acre expansion
that increased landfill capacity to 83.1 million cubic-yards. Following the
issuance of a permit by the San Francisco Bay Conservation and Development
Commission and several rounds of litigation, the expansion was cleared to
proceed in 2014. The estimated closure date of this facility is 2048.36 Therefore,
solid waste infrastructure is not a constraint to the development of housing.
36 City of American Canyon Broadway Specific Plan EIR. 2019.
https://www.cityofamericancanyon.org/home/showpublisheddocument/15045/637123526964000000
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American Canyon Housing Element Background Report, Public Review Draft | 6-1
Chapter 6
Resources
This chapter documents the methodology and results of the housing sites
inventory analysis to demonstrate the City of American Canyon’s ability to satisfy
its share of the region’s future housing need. Infrastructure, services, and
financial and administrative resources that are available for the development,
rehabilitation, and preservation of housing in the city are also discussed in this
section.
Key Findings
• The City has land with appropriate zoning capacity to facilitate its entire
share of the regional housing need through planned or approved
projects ("pipeline projects”).
• Most of the pipeline projects are in the Watson Ranch Specific Plan or
the Broadway District Specific Plan areas.
• Accessory dwelling units (ADUs) can also count toward the City’s share
of the regional housing need, although not required in order for the City
to meet its obligations.
• There is adequate infrastructure to serve all pipeline projects.
Future Housing Needs
State law requires each community to play a role in meeting the region’s housing
needs. A jurisdiction must demonstrate in the Housing Element that land
inventory is adequate to accommodate its share of the region’s projected
growth needs. This section assesses the adequacy of American Canyon’s land
inventory in meeting future housing supply needs.
Regional Housing Needs Allocation
Local Bay Area region jurisdictions must plan to accommodate their share of the
region’s overall housing needs for the 6th Cycle Housing Element Planning
Period, from January 31, 2023, through January 31, 2031. The California
Department of Housing and Community Development (HCD) determines the
number of housing units needed to meet each region’s needs based on
population projections and other factors including overcrowding, cost-burden,
and vacancy rates. Each region allocates a share to every local government
within the region. This is referred to as the Regional Housing Needs Allocation
(RHNA). The Association of Bay Area Governments (ABAG) is responsible for
allocating the RHNA to individual jurisdictions within the nine counties that
6-2 | American Canyon Housing Element Background Report, Public Review Draft
make up the Bay Area. The City of American Canyon must identify an adequate
land supply with appropriate zoning density and development standards to
accommodate the City’s share of the RHNA.
American Canyon’s share of future regional housing needs is a total of 622 units,
approximately 16 percent of Napa County’s total RHNA. The City has the second
largest allocation of any jurisdiction in the County, behind the City of Napa which
is responsible for 69 percent of the region’s total. The total number of housing
units allocated to American Canyon is distributed among five income categories,
extremely low-, very low-, low-, moderate-, and above moderate-income, shown
in Table 6-1.
Table 6-1: American Canyon Housing Needs, 2023-2031
Income Category
(% of Napa County AMI*)
Number
of Units
Percent of
Total Units
Extremely Low (< 30% of AMI)* 81 12.8%
Very Low (30 to 50% of AMI) 88 12.7%
Low (51 to 80% of AMI) 109 16.5%
Moderate (81% to 120% of AMI) 95 18.9%
Above Moderate (> 120% of AMI) 249 39.1%
Total 622 100%
*The RHNA does not project the need for extremely low-income units, but pursuant to state law
(Government Code Section 65583), the City must project its extremely low-income housing needs
based on Census income distribution or assume 50 percent of the very low-income units required
by the RHNA as extremely low-income units. The City’s very low-income requirement is 169 units.
The number of extremely low-income units that the City must plan for shown here uses Census
income distribution which shows 47.7 percent of very low-income households are extremely low-
income. Therefore, 47.7 percent of the very low-income need will be allocated to extremely low-
income units. For purposes of identifying adequate sites for the RHNA allocation, state law does
not mandate the separate accounting for the extremely low-income category.
Source: Final Regional Housing Needs Allocation (RHNA) Plan: San Francisco Bay Area, 2023-2031,
2022.
Units Planned or Approved
Residential developments approved and permitted, but not yet built (“pipeline
projects”) can be credited towards the City’s RHNA for the 6th Cycle Housing
Element, provided it can be demonstrated that the units can be built within the
6th cycle planning period. Similarly, units within completed projects which have
not received a certificate of occupancy as of June 30, 2022, can also be credited
towards the RHNA. Affordability (the income category in which the units are
counted) is based on the actual or projected sale prices, rent levels, or other
mechanisms establishing affordability of the units within the project. Single-
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American Canyon Housing Element Background Report, Public Review Draft | 6-3
family homes are usually sold at market-rate prices, with no affordability
covenants attached to the land. Multifamily or single-family developments that
use density bonuses, public subsidies, or other mechanisms that restrict rents
or sales prices would be restricted to specified below market-rate prices
affordable to households in the various income categories described above.
Local, state, or federal rules would regulate which income categories must be
served by each development.
Of projects currently in the pipeline, eight consist of market-rate units affordable
to above-moderate households, while four projects have an affordability
component. These affordable projects are generally clustered in the
northwestern and central areas of the city. All projects with affordability
components have restricted rents or sales price resulting from a development
subsidy, negotiated land disposition agreement, or in compliance with Chapter
19.28 of the Municipal Code, Inclusionary Housing Requirements.
Appendix C, Assessment of Fair Housing, discusses the fair housing impacts of
the development of the pipeline projects discussed here. The projects are well
distributed across the northern and central part of the city, and do not result in
an over-concentration of affordable housing in any one area. The city’s five
census tracts are all considered low resource, according to metrics discussed in
more detail in the Assessment of Fair Housing. The northern and central part of
the city has lower environmental outcome scores, but higher educational
outcome scores. Lower economic outcomes and lower incomes are more
prevalent in the southern part of the city, where no pipeline projects (affordable
or market rate) are located. Therefore, development of the pipeline projects,
scattered throughout the northern and central parts of the city, does not result
in an overconcentration of affordable or market-rate housing in low- or high-
resource areas or an increased risk of displacement.
Table 6-2 identifies the approved or pending projects credited towards meeting
the City’s RHNA. The locations of these projects are symbolized with the
corresponding Map ID numbers in Table 6-2
6-4 | American Canyon Housing Element Background Report, Public Review Draft
Table 6-2: Planned, Approved, and Pending Projects, 2021
Map
ID
Project
Name
ELI*
Units
VLI*
Units
LI*
Units
MI*
Units
AMI*
Units
Total
Units
Entitlement
Status
1 Oat Hill
Parcel A
- - - - 206 206 Approved
2 Oat Hill
Parcel B
- - - - 85 85 Approved
3 Sun Square - - 20 - - 20 Pending
Approval
4 The
Residences
at Napa
Junction
- 46 - 406 - 452 Pending
Approval
5 Watson
Ranch: Lot 7,
9
- - - - 165 165 Pre-
Application
6 Watson
Ranch: Lot
10
- - - - 219 219 Approved
7 Lemos Point 19 103 62 2 - 186 Approved
8 Watson
Ranch: Lot
14, 15
- - - - 98 98 Approved
9 Canyon
Estates
- - - - 35 35 Approved
10 Napa Cove 13 13 39 0 1 66 Approved
11 219 Rio Del
Mar
Subdivision
- - - - 3 3 Approved
12 West Carolyn
Subdivision
- - - - 4 4 Approved
Total 32 162 121 408 816 1,539
Notes: ELI = Extremely Low Income; VLI = Very Low Income: LI = Low Income; MI = Moderate
Income; AMI = Above Moderate Income
Watson Ranch Specific Plan
The Watson Ranch Specific Plan (WRSP), adopted on April 25, 2019, implements
the Town Center General Plan Designation, and details the development of 309
acres in the northeast area of the city. Future development includes a mixed-
use Town Center surrounding the Napa Valley Ruins & Gardens, new residential
neighborhoods of varying housing types, 50 acres of parks and open space, and
a community trail system that connects to the Napa Valley Vine and River to
Ridge Trails. The project involves infrastructure improvements including an
extension of Newell Drive and Rio Del Mar, a grade-separated crossing under the
Union Pacific Rail Line at Rio Del Mar, and improvements to water distribution,
sanitary sewer, and storm water drainage systems to serve the WRSP area. At
build out, it is projected that the entire WRSP can accommodate approximately
1,253 housing units, 200,00 square feet of commercial and retail space, and a
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American Canyon Housing Element Background Report, Public Review Draft | 6-5
200-room hotel. The number of housing units developed at final build out may
exceed these projections through the utilization of density bonuses under state
law.
Within the WRSP, four projects at various stages of the entitlement process
represent the first phase of the specific plan and include the development of
668 housing units. These projects include:
• Lemos Pointe Apartments: This project includes the development of
eight three-story buildings on a vacant 6.77-acre site with a total of 186
deed-restricted affordable housing units. Nineteen of these units will be
affordable to extremely low-income households, 103 units will be
affordable to very low-income households, 62 units will be affordable to
low-income households and two units, designated for onsite property
managers, will be affordable to moderate-income households. The
project includes units of various types ranging from 400 square foot
studios to 1,050 square foot, three-bedroom units. On-site amenities
include an open turf area, basketball half-court, tot lot, picnic area, dog
park, and 0.72 acres of open space. The project is located in the Watson
Ranch Specific Plan area, adjacent to the Napa Valley Ruins and
Gardens.
• Watson Ranch Lot 10: This project includes the subdivision of a 27.2-
acre site and construction of 219 single-family homes, ranging from
three to four bedrooms. These homes will be sold at market rate and for
the purposes of the Housing Element are considered above moderate-
income housing units. The project was approved by City Council on
September 21, 2021. Grading and building permits have been submitted
to the City and are currently under review.
• Watson Ranch Lots 14 and 15: This project includes the subdivision of
a 42.24-acre parcel into 101 lots for the development of 98 single-family
residences, ranging from three to five bedrooms, three vacant lots, and
over an acre of open space. The project was approved by the City
Council on December 15, 2020. Grading and building permits have been
submitted and are currently under review.
• Watson Ranch Lots 7 and 9: The City is working with a developer to
facilitate the subdivision of a 29.9 acre site and the development of 165
above moderate-income units.
Napa Cove
The Napa Cove Project is located west of Highway 29 in the Broadway District
Specific Plan (BDSP) area. The project includes a lot line adjustment and the
development of three two- and three-story buildings for a total of 66 multi-
family housing units and 0.48 acres of open space on a vacant 3.48-acre site.
The project is funded by Low Income Housing Tax Credits and includes 13 units
affordable to extremely low-income households, 13 units affordable to very low-
6-6 | American Canyon Housing Element Background Report, Public Review Draft
income households, 39 units affordable to low-income households and one
market-rate manager’s unit. This project was approved by the Planning
Commission on December 21, 2021.
Residences at Napa Junction
The Residences at Napa Junction Project is located in the Broadway Specific Plan
area, east of Highway 29 and north of Canyon Ridge Apartments. The project
proposes to develop a vacant 15-acre parcel with a total of 452 housing units
and 22,000 square feet of shared open space including two community centers,
a community pool, and athletic facilities. Forty-six of the units (15 percent of the
total units) would be affordable to very low-income households and 406 units
would be affordable to moderate-income households. The development
application was submitted to the City in September of 2021 and is pending
approval.
Sun Square
The Sun Square project is located at 425 Napa Junction Road, east of Highway
29 and south of Napa Junction Road within the Broadway District Specific Plan.
The project proposes to redevelop an underutilized one-acre site containing two
existing single-family residences with a mixed-use building. The project includes
9,521 square feet of office and training space, 20 one-bedroom units, a rooftop
garden, a fitness center, and laundry facilities. All 20 units would be affordable
to low-income households. The development permit was submitted to the City
in August of 2021 and is pending approval.
Canyon Estates
The Canyon Estates project site is located east of Newell Drive, within the
eastern portion of City. The project includes the subdivision of a 112-acre parcel
to establish 35 single-family lots, four open space lots, and a 74-acre
conservation easement. The single-family and open space lots are located on
approximately 38 acres within City limits and the remaining 74 acres of the site
are in the unincorporated area of the county. The project was approved by City
Council on February 16, 2016, and as of June of 2022 major site improvements
(utility infrastructure and streets) are under construction. All 35 parcels would
be for sale at market rates for the construction of individual custom homes.
Oat Hill
The Oat Hill project proposes a lot line adjustment and the construction of a
multi-family housing complex on two adjacent, vacant parcels totaling 20 acres.
The project is located west of Highway 29, on Oat Hill adjacent to Napa Junction
Road. Development of Parcel A would include construction of 13 buildings with
a total of 206 residential units, ranging from one to three bedrooms, a recreation
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American Canyon Housing Element Background Report, Public Review Draft | 6-7
center/leasing office, and a community pool. Parcel B would be developed with
five buildings with a total of 85 housing units, ranging from one to three
bedrooms and a recreation center/leasing office. The development permit
application was approved September 2021.
Accessory Dwelling Units
Accessory dwelling units (ADUs) anticipated to be built between 2023 and 2031
are also credited towards the City’s RHNA. An ADU is a secondary dwelling unit
located on residentially zoned property that has an existing single-family or
multi-family residence. Due to its small square footage, it could provide
affordable housing options for family members, friends, students, the elderly,
in-home health care providers, the disabled, and others.
On Average the City of American Canyon approves 3.3 applications to construct
an ADU per year, and over the last three years, an average of two ADUs were
built per year. Therefore, the City assumes a total of 16 ADUs would be
constructed in this 8-year RHNA projection period between 2023 and 2031.
Based on the City’s ADU rental price survey (which asks ADU permit applicants
to disclose the rental price for the proposed unit), all ADUs are assumed to be
affordable to low and very low-income households.
Remaining Share of RHNA
After counting anticipated units from projects at various stages of the
entitlement process and projected ADU development within the 6th cycle
planning period, the City must demonstrate its ability to meet its remaining
RHNA (if any) through the identification of sites suitable for housing
development. Table 6-3 shows the remaining RHNA after accounting for units
that are pending or approved as of June 30, 2022, and the number of ADUs
assumed to be permitted between 2023 and 2031.
Adequacy of Residential Sites
Inventory in Meeting RHNA
After accounting for planned and approved units and projected ADU
development, the City has fully satisfied its total allocation for the 2023-2031
planning period with an 933-unit buffer. (Table 6-3)
6-8 | American Canyon Housing Element Background Report, Public Review Draft
Table 6-3: Summary of American Canyon’s Ability to Satisfy RHNA
Income
Category
RHNA
Allocation
Units Pending,
Approved, or Under
Construction
Estimated
ADUs
Remaining
RHNA
Very Low 169 194 8 0 (33 unit buffer)
Low 109 121 8 0 (20 unit buffer)
Moderate 95 408 0 0 (313 unit buffer)
Above
Moderate
249 816 0 0 (567 unit buffer)
Total 622 1,539 16 0 (933 unit buffer)
While the City is not obligated to identify additional sites for housing
development beyond the units in the development pipeline, there remains a
remaining capacity for the development of approximately 1,247 dwelling units
within the Broadway District and Watson Ranch Specific Plans. Build out
projections of the BDSP include the construction of a total of 1,200 dwelling
units at densities of 20 to 35 dwelling units per acre. After accounting for
projects planned and approved within the BDSP, there is capacity for an
additional 662 dwelling units. Similarly, after accounting for projects planned
and approved within the WRSP, there is remaining capacity for approximately
585 residential units at densities ranging from two to over 20 dwelling units per
acre.
Availability of Infrastructure and
Services
The City’s budget for all operations provides funding for the development and
maintenance of the infrastructure resources needed to support sustainable
growth of the City. This includes development, operation, and maintenance of
the city’s parks and open space, streets and transportation network, utilities
including water, sewer, storm drainage, and solid waste management, police and
fire departments, schools, libraries, and recreational programs etc. Approved
pipeline projects have undergone environmental review to consider impacts of
the projects related public infrastructure and resources. All planned and
approved projects have available infrastructure or include the construction of
infrastructure to support the new development.
Wastewater System
The City’s sewer system includes approximately 53 miles of sewer mains, five
pump stations, and five miles of sewer force main. The collection system is
divided into three primary sewer basins: the Main Basin, Sunset Meadows, and
Industrial Area. The sewer system service area encompasses the City limits and
sphere of influence including a portion of the Airport Industrial area north of
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American Canyon Housing Element Background Report, Public Review Draft | 6-9
the city and unincorporated parts of the county northeast of the city. The City’s
Sewer Master Plan was adopted in 2016 and evaluates the capacity of the
collection system for existing and future buildout and serves as guidance for
planning and implementing sewer system improvements to accommodate
planned growth.
Buildout conditions incorporated in the system capacity evaluation included
development under the Watson Ranch Specific Plan, Broadway District Specific
Plan, approved projects, and additional development anticipated under the
General Plan. The existing sewer system was evaluated under peak dry weather
flow and peak wet weather flow conditions. The analysis showed there are
hydraulic deficiencies in existing pipelines and peak flows exceed the capacity of
the Main Basin, Sunset Meadows, and Green Island Pump Stations. The Sewer
Master Plan identifies near-term and long-term capital improvement projects to
address hydraulic deficiencies and accommodate planned growth that target
minimizing flow entering the collecting system and replacing undersized pipes
and pumps with larger facilities. With implementation of the recommended
capital improvement projects, the sewer system has the capacity to
accommodate growth planned under the General Plan 1. Considering there are
no zoning changes required under the proposed 6th Cycle Housing Element
Update, buildout under the previous General Plan assessed by the Sewer Master
Plan adequately captures future growth anticipated in the Housing Element
Update.
Potable Water System
The City’s water supply system consists of approximately 82 miles of water
mains, three storage tanks, two booster pump stations, 831 fire hydrants and
2,080 valves. Water is supplied by the State Water Project, water from the cities
of Vallejo and Napa, and recycled water produced at the City’s Water
Reclamation Facility. The City’s potable water service area includes the City
limits, sphere of influence, as well as the industrial/commercial area north of
the City, including the Napa Airport Industrial Park, the area west of the City to
the Napa/Solano County line to the east, and from the Napa/Solano County line
to the south to Soscal Ridge north of the airport.
The 2015 Urban Water Management Plan outlines planning for water supplies
to support City growth through the year 2040. The plan evaluates supply and
demand in five-year increments, outlines water shortage contingency planning,
and provides water conservation and demand reduction measures. The City has
adequate water supply to meet existing and future demands during normal
water year conditions and multiple-dry water year conditions through the year
1 American Canyon, City of. 2016. Sewer Master Plan. American Canyon, CA. May 2016.
https://www.cityofamericancanyon.org/home/showpublisheddocument/9733/637123638634130000
6-10 | American Canyon Housing Element Background Report, Public Review Draft
2040. Under single-dry water year conditions, the water supply is sufficient
throughout 2030, after which shortfalls begin to appear.2
The 2016 Potable Water Master Plan evaluates hydraulic performance of the
existing potable water distribution system, analyzes existing and projected
future potable water demands, and identifies and prioritizes capital
improvement projects to address system deficiencies and meet projected future
growth. Future buildout assumed in the analysis includes development projects
in the planning and approval stage such as the Watson Ranch Specific area and
Broadway District Specific Plan as well as the development of all land consistent
with the Zoning and Land Use Maps (as of December 2015). The evaluation of
the existing system under existing and buildout conditions identified there is
insufficient water storage capacity, pipeline deterioration, and pipelines that are
undersized for the current conditions and fire flow requirements. Capital
improvement projects to address the system deficiencies include construction
of new potable water tanks, replacement of leaking and deteriorating water
pipelines, and construction of new water pipelines. With implementation of
these projects, the City’s potable water system should support anticipated
future buildout.3 Additionally, projects such as the Watson Ranch Specific Plan
include construction of on-site and off-site improvements for water
infrastructure to support the new development.
The City also relies on recycled water as a portion of its overall water supply. The
City’s Recycled Water Master Plan, adopted in 2016, outlines implementation of
the water reuse program and identifies capital improvement projects to
complete distribution and storage infrastructure to support planned growth.
The recycled water system includes the Water Reclamation Facility (constructed
in 2000), pump station, one million-gallon elevated storage tank, and 14 miles
of distribution pipelines. The plan assesses the capacity of the recycled water
system based on existing and future demands and found a deficit in pumping
capacity. Future demands from projected growth assumed under the analysis
included anticipated development within the Watson Ranch Specific Plan area,
Broadway District Specific Plan, other known development projects, and
development of undeveloped parcels. Under projected buildout conditions,
annual demand is anticipated to utilize 43 percent of annualized dry weather
flows and 85 percent of recycled water production during the summer. The
Recycled Water Master Plan identifies capital improvement projects to upgrade
the recycled water system to serve projected buildout, including upgrades to the
pump station, new transmission mains, and constructing recycled water
pipelines to connect existing and future customers.
2 American Canyon, City of. 2015. Final 2015 Urban Water Management Plan for City of American Canyon.
American Canyon, CA. June 14, 2016.
https://www.cityofamericancanyon.org/home/showpublisheddocument/17856/637123637363600000
3 American Canyon, City of. 2016. Potable Water Master Plan. American Canyon, CA. May 2016.
https://www.cityofamericancanyon.org/home/showpublisheddocument/17957/637123637178300000
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American Canyon Housing Element Background Report, Public Review Draft | 6-11
The City’s Zero Water Footprint program offsets new potable water demand by
conserving potable elsewhere in the water delivery system through
conservation projects, such as converting existing customer and public
landscape irrigation to recycled water, fixing pipeline leaks, extending the
recycled water pipelines to new areas of the City, and expanding recycled water
use for toilet flushing and other programs to reduce potable water demands and
achieve maximum potential of the recycled water program.4
Storm Water and Drainage
The City of American Canyon is responsible for the City’s drainage facilities.
Drainage originates in the hills of the Sulfur Spring Mountains flows east to west
across the City. The City’s storm drain system includes about 12.5 miles of storm
drain, 350 manholes, and 890 catch basins. Outfalls discharge to creeks,
wetlands, and the Napa River. The City currently operates under the 1996 Final
Draft Storm Drain Master Plan and is in the process of updating the Storm Drain
Master Plan to plan for storm drain system and stream management over the
next 20 years. The 1996 Storm Drain Master Plan evaluated the capacity of the
City’s storm drain system over the course of 15 years to the year 2011.5 The
development anticipated under the pipeline projects surpasses the scope of the
1996 plan; however, every project will be required to construct improvements
to the system to accommodate runoff from the project. Multiple projects
include construction of storm drainage infrastructure to adequately serve the
proposed development. For example, the Watson Ranch Specific Plan includes
new detention basins to collect on-site drainage and use of a former mine
Quarry Lake as a detention basin to minimize downstream drainage volumes.6
Circulation System
The City’s Department of Public Works constructs and maintains transportation
infrastructure and streets within the City, including approximately 55 miles of
streets, 927 street lights, and six traffic signals. The Circulation Element of the
General Plan, updated in October of 2018, guides infrastructure growth for the
City’s transportation system, including travel by automobile, transit, walking,
and cycling. The City adopted a Pedestrian Master Plan in May 2017 and
updated the Bicycle Plan in February 2020 with the goal of completing the City’s
pedestrian and bicycle network and connecting to the bicycle networks of the
surrounding communities in the County. The Vine Transit bus network is the only
transit available in American Canyon with several routes through the city.
However, not all areas of the City are adequately served by available bus routes.
4 American Canyon, City of. 2016. Recycled Water Master Plan. American Canyon, CA. May 2016.
https://www.cityofamericancanyon.org/home/showpublisheddocument/9735/637123637560170000
5 American Canyon, City of. 1996. City of American Canyon Storm Drainage Master Plan. American Canyon,
CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/15292
6 American Canyon, City of. 2018. Watson Ranch Specific Plan. American Canyon, CA. November 6, 2018.
https://www.cityofamericancanyon.org/home/showpublisheddocument/15740/637123523109630000
6-12 | American Canyon Housing Element Background Report, Public Review Draft
Highway 29 runs north-south in American Canyon and divides the city in two.
This road provides local north-south connection within the city as well as
interregional connection to the rest of Napa County to the north, City of Vallejo
to the south, and Counties of Marin and Sonoma to the west. Commuters,
travelers, and truck traffic frequently pass through American Canyon via
Highway 29 for access throughout the region.
Dry Utilities
PG&E supplies electricity and natural gas in the City. Marin Clean Energy supplies
electricity with a higher percentage of renewable energy than PG&E. Other dry
utilities such as telephone and data services and cable television are serviced by
contracted providers within the city, including Xfinity and AT&T.
Environmental Constraints
The County of Napa in partnership with local jurisdictions and agencies,
including the City of American Canyon Fire Protection District, developed and
adopted the Napa County Operational Area Multi-Jurisdictional Hazard
Mitigation plan in 2020. This plan provides the framework for hazard mitigation
planning for the entire county and identifies and prioritizes hazards specific to
local jurisdictions, including American Canyon. The entire City is located in a
severe earthquake probability zone due to the City’s proximity to multiple faults
including the West Napa Fault, San Andreas, Green Valley Fault, and Hayward
faults. Portions of the southern areas surrounding American Canyon Creek are
within the 100-year and 500-year flood zone and dam inundation zones;
however, none of the pipeline projects are within the flood or dam inundation
zones. Small areas in eastern parts of the City are in the high fire hazard severity
zone and a portion of the northeast area of the City. The Watson Ranch Specific
Plan Area is located in the moderate fire hazard severity zone. The City
implements programs to mitigate earthquake and wildfire hazards, such as
requiring new development comply with the latest California Building Code and
the City’s Fuel Reduction Program.7
Financial Resources for Affordable
Housing
Affordable housing development programs in American Canyon include
inclusionary units developed pursuant to the City’s Affordable Housing
Ordinance, the City’s Affordable Housing Impact Fee, public-private
partnerships, critical residential maintenance, and rental rehabilitation
7 Napa, County of. 2020. 2020 Napa County Muti-Jurisdictional Hazard Mitigation Plan. Napa, CA. August 13,
2020. https://mitigatehazards.com/napa-county-mjhmp/documents/
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American Canyon Housing Element Background Report, Public Review Draft | 6-13
programs. American Canyon partners with the Housing Authority of the City of
Napa to administer certain housing programs.
Community Development Block Grant (CDBG)
The Community Development Block Grant (CDBG) Program is administered by
HUD and provides federal funding through annual grants to states, cities, and
counties for community development and housing projects. Projects must meet
one of the following national objectives of the program to be eligible for funding.
The national objectives include the following:
• Benefiting low- and moderate-income persons
• Preventing or eliminating slums or blight
• Addressing community development needs having a particular urgency
because existing conditions pose a serious or immediate threat to the
health or welfare of the community for which other funding is not
available
The City of American Canyon is a non-entitlement jurisdiction and applies for
CDBG funds to assist low- and moderate-income families with first time
homebuyer down payment assistance and housing rehabilitation.
HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and
rehabilitation of affordable rental and ownership housing for households with
incomes not exceeding 80 percent of area median income. The program gives
local governments the flexibility to fund a wide range of affordable housing
activities through housing partnerships with private industry and non-profit
organizations. HOME funds can be used for activities that promote affordable
rental housing and homeownership by low-income households, including:
• Building acquisition
• New construction and reconstruction
• Moderate or substantial rehabilitation
• Homebuyer assistance
• Rental assistance
• Security deposit assistance
6-14 | American Canyon Housing Element Background Report, Public Review Draft
Local Funding Sources
The City ’s Inclusionary Housing Ordinance requires developers pay in-lieu fees
for projects that do not include affordable housing. These fees are directed
toward the Affordable Housing Fund to support affordable housing programs in
the City.
The City has an Affordable Housing Impact Fee for nonresidential development.
The fee is assessed per square foot of new non-residential development. The
Impact fee is updated annually for inflation. The current 2022 Calendar Year fee
schedule is listed in Table 6-4 below.
Table 6-4: Affordable Housing Nexus Fee
Type of Use
2022 Affordable Housing Nexus Fee
Per Gross Sq Ft
Residential, Single Family, Townhouse $3.36
Residential, Stacked Flats, Apartment $3.90
Office $0.85
Hotel $0.85
Retail $0.85
Warehouse $0.56
Industrial $0.56
All Other Nonresidential $0.85
Administrative Resources
This section describes administrative resources available to the City of American
Canyon. These include the Building Division, Code Enforcement, Planning
Division, housing programs, and partnerships with nonprofit organizations and
other agencies that help the City achieve the goals and objectives laid out in this
Housing Element.
City of American Canyon Planning Division
The Planning Division of the Community Development Department provides
development and planning services to the public and supports the objectives of
the City Council by implementing the General Plan and Zoning Ordinance. The
Planning Division also processes applications for land development,
subdivisions, and annexations and coordinates inter-agency and regional
planning.
The Planning Division is responsible for ensuring land uses and new
development comply with City codes, the General Plan, City Council, and
Planning Commission policies, and California law. Approval of projects through
the planning process is required before the City issues grading or building
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American Canyon Housing Element Background Report, Public Review Draft | 6-15
permits. Advanced planning programs provided by the division include a
comprehensive General Plan update (including periodic update of the Housing
Element), preparing and amending specific plans and design guidelines, and
conducting special land use studies as directed by the City Council.
County of Napa
The Napa County Housing Authority (NCHA) provides housing programs,
including addressing housing needs for farm workers throughout the County,
particularly for migrant/seasonal workers; homelessness services; and the
Homebuyer’s Assistance Program.
City of Napa
The City of Napa Housing Authority operates a variety of affordable housing
programs and administers rental assistance programs throughout the county.
The City of American Canyon contracts with the City of Napa Housing Authority
for management of the Section 8 Housing Voucher Program, the City’s housing
rehabilitation loan program, housing grant applications, annual monitoring of
income-restricted residential units, and other housing services in American
Canyon.
Affordable Housing Providers
Affordable housing providers are a critical resource for accomplishing the goals
and objectives of this Housing Element. This can be accomplished through
private/public partnerships. Affordable housing developments are shown in
Table 6-5, below.
Table 6-5: Affordable Housing Providers in American Canyon
Organization
Name of
Development Address Type
The Pacific Companies Lemos Pointe 100 Fran Lemos
Lane
Multifamily
CRP Affordable Housing Napa Cove 3805 Broadway Multifamily
Napa Junction North of eastern
terminus Napa
Junction Road
Multifamily
Sun Square 425 Napa Junction
Road
Multifamily
SAHA Valley View 100 Natalie Lane Senior
MidPen Housing Vineyard Crossings 200 Tapestry Lane Multifamily
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American Canyon Housing Element, Public Review Draft | 7-1
Chapter 7
Community Engagement
This chapter contains more details about the community engagement efforts
summarized in Chapter 1, Introduction.
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American Canyon
Housing Element
What is a Housing Element?
The Housing Element is a required component of a City’s General Plan mandated by the State of
California. The Housing Element serves as a guide to assess what types of housing exists within a
city and identify what types of housing and housing programs are needed to support the community.
What is included in a Housing Element?
How is the City’s Housing Need Determined?
HOUSING
NEEDS
HOUSING
CONSTRAINTS
HOUSING
RESOURCES
AFFIRMATIVELY
FURTHERING
FAITH HOUSING
HOUSING
PLAN
Demographics
Housing Stock
Characteristics
Barriers to Building
Housing (Governmental
Policies and Procedures,
Market Conditions)
Inventory of Available Sites
Resources Available for Building
and Preserving Housing
Goals, Policies, and
Programs to Help
Community Meet
Housing Need
Local and
Regional Data
Programs to
Address Fair
Housing Issues
and Disparities
CA DEPT OF HOUSING & COMMUNITY DEVELOPMENT
ASSOCIATION OF BAY AREA GOVERNMENTS
CITY OF AMERICAN CANYON
622 UNITS
Determines statewide and regional housing need
Allocates regional distribution of housing need
Decides how to meet its share of the regional need
American CanyonGeneral Plan
What is a General Plan?
A General Plan is a long-range policy document that establishes a
framework for development and growth over the next 20 to 30 years.
What topics or “Elements” are addressed in a General Plan?
Open Space Noise Safety
Circulation Housing ConservationLand Use
GHG
Emissions
Climate Change
Adaptation
Housing Sites
& Streamlining
Wildfires &
Flooding
Tribal
Consultation Vehicle Miles
Traveled
Complete
Streets
Environmental
Justice
New State Requirements
The updated General Plan will align with new State requirements:
Why Update the General Plan?
The City of American Canyon last updated its General Plan 30 years ago. As
the community has evolved and requirements have changed, the collective
vision for the City has developed with it. The General Plan update will allow
the City of American Canyon to shape its future growth with thought and
intention in alignment with local and regional goals.
What is a Housing Element?
The Housing Element is a required component of a City’s General
Plan mandated by the State of California. The Housing Element serves
as a guide to assess what types of housing exists within a city and
identify what types of housing and housing programs are needed to
support the community.
What is included in a Housing Element?
How is the City’s Housing Need Determined?
HOUSING
NEEDS
HOUSING
CONSTRAINTS
HOUSING
RESOURCES
AFFIRMATIVELY
FURTHERING
FAITH HOUSING
HOUSING
PLAN
Demographics
Housing Stock
Characteristics
Barriers to Building
Housing (Governmental
Policies and Procedures,
Market Conditions)
Inventory of Available Sites
Resources Available for Building
and Preserving Housing
Goals, Policies, and
Programs to Help Community
Meet Housing Need
Local and
Regional Data
Programs to
Address Fair
Housing Issues
and Disparities
CA DEPT OF HOUSING & COMMUNITY DEVELOPMENT
ASSOCIATION OF BAY AREA GOVERNMENTS
CITY OF AMERICAN CANYON
622 UNITS
Determines statewide and regional housing need
Allocates regional distribution of housing need
Decides how to meet its share of the regional need
American CanyonGeneral Plan
Join Us For An Interactive Community Workshop
AMERICAN CANYON, Calif., Wednesday, April 6, 2022, at 6:00pm - The City of American Canyon
invites you to attend a virtual community workshop on the City's Housing Element Update for the
Planning Period 2023-2031. Please join us to learn more about the update process and existing
housing conditions and trends, and participate in interactive exercises where you can share your
values and vision for the future of the city. The meeting will be held via Zoom at 6 PM (links to the
meeting can be found on the City's website www.amcan2040.org).
The Housing Element addresses challenges and solutions to community housing needs. State law
requires the Housing Element be updated every eight years. State Law also requires the City to
accommodate housing locations for all income groups from low and very low income to moderate and
above, and policies to facilitate housing for residents with special housing needs. The Housing
Element is included in the American Canyon General Plan and outlines the City's plan to meet existing
and projected future housing needs for all economic segments of the community.
For additional information, contact:
Jen Kansanback, Communications Manager
jkansanback@cityofamericancanyon.org
(707) 647-5355
American Canyon is updating its Housing
Element – and wants you to be involved!
Over the next year, American Canyon will be
embarking on an important process to update
its citywide housing plan. Community input
is important so please JOIN US virtually on
Wednesday, April 27, 2022, at 6:00pm,
to learn what goes into a Housing Element and
how you can help shape our city. We will give an
overview of:
Planning for housing in American Canyon
Housing needs in American Canyon
How you can stay involved and give input
Join on Zoom!
By link https://zoom.use/join
Or by phone (408)638-0968
Webinar ID: 836 7527 0533
Passcode: 776748
www.amcan2040.org