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Plasterville council applies Housing Opportunity Overlay to vacant site to allow up to 56 multifamily units
Summary
The City Council approved a general-plan amendment and zoning change to apply a Housing Opportunity Overlay to a vacant parcel to allow up to 56 multifamily units (half required to be affordable) as part of implementing the city's housing element; staff said the step is required to meet HCD commitments and avoid escalating state penalties.
Plasterville — The City Council voted April 14 to apply the city's Housing Opportunity Overlay to a vacant site at 201 New Morning Court, a step staff said would enable ministerial approval of up to 56 multifamily units with at least 50% affordable units (30% very low-income and 20% low-income).
Carol Kendrick, the city's development services director, told the council the change implements Program A3 of the city's housing element and assists compliance with the California Department of Housing and Community Development (HCD). She said the department has given the city until Aug. 31, 2026, to complete outstanding housing-element programs and warned of potential penalties for noncompliance, including fines or loss of local control.
“...this step shows the city's commitment to compliance with the state housing element law and helps us address a portion of that program,” Kendrick said.
Members of Housing El Dorado and other supporters praised the council’s proactive planning. Frank Porter, vice president of Housing El Dorado, told the council the overlay demonstrates proactive planning to meet regional housing needs. Several neighbors and the El Dorado County Fair board raised concerns at the public hearing about parking capacity, noise compatibility with fairground events, and impacts to a nearby emergency shelter operated by New Morning Youth and Family Services.
Kathy Dunac, representing the El Dorado County Fair, said the parcel’s current unimproved condition can accommodate about 75 parked vehicles but that an apartment complex could eliminate that availability and exacerbate long-standing fairground parking shortages. Other community members emphasized workforce-housing needs, saying many people who work in the county cannot afford to live there.
Council members and staff emphasized that the overlay is a zoning-level action, not a specific development approval, and that site-specific impacts (parking, noise mitigation, compatibility with the nearby shelter) will be addressed at the project permit stage.
Outcome: Council adopted the mitigated negative declaration, approved the general-plan amendment (GPA26-01) and introduced the zoning ordinance amendment (ZC26-01) with final adoption scheduled at second reading. The planning commission had recommended unanimous approval earlier in March.
