Stonecreek had their tentative subdivision map approved in 2005, the Shealor trust property is in the middle of redesigning their project, while Jackson Hills, is waiting for certification of their EIR. In 2006 the Planning Commission and City Council determined that the Housing Equivalent Units should be set at zero due to concerns regarding sewer capacity, water supply and the lack of community consensus surrounding a solution to traffic in Jackson.

This year the Planning Commission reviewed the situation in early February and determined that water supply due to the construction of the Amador Transmission pipeline. The City is still in the process of renewing its discharge permit, however City Manager Mike Daly pointed out that the City has a remaining capacity to serve currently anticipated projects. In regards to road capacity the solution remains up in the air, although it was made clear that the citizens of Jackson do not want a bypass, but prefer smaller operational and safety improvements. The Planning Commission ultimately agreed to recommend 68 HEUs for 2007. They also approved a one year extension for the HEUs previously allocated to the Shealor and New Faze Developments. Planning Commissioner Terri Works suggested that the commission use the formula developed in 2005 and allocate 106 HEUs however she settled for the 68 units. According to the staff report, “Though it was clearly stated that the allocation was open and competitive for any interested parties, the number was based on the number of allocation units that would be necessary for the Jackson Hill project to secure the HEUs necessary for Phase 1 of their project…” Commissioner Garibaldi felt that by setting the HEUs at zero again sent a message to the Jackson Hills Developers that they are not interested in their project, and that is not acting in good faith.

City Planner Susan Peters also said that New Faze has indicated that they also want to build an affordable housing above the development on Scottsville Blvd. According to City Manager Mike Daly, “Affordable housing projects that restrict occupants to those who income-qualify as moderate income, low-income or very low-income are exempt from the Priority Allocation process and can submit a subdivision without first obtaining an allotment of "HEUs."  New Faze is calling the project “workforce housing” and there doesn’t appear to be income restrictions which means that they would have to vie with other developments to receive HEUs for the project. Susan Peters described the process as a beauty contest of sorts as the Planning Commission will recommend approval of projects based upon the design of the project.

The design criteria looks at how the project will provide an economic benefit to Jackson, how it will provide improvements to alleviate things such as traffic, sewer, and school and child care facilities as well as its environmental constraints and the developments sensitivity to historic features to name a few aspects of the Development Criteria. Superintendent of School Dr. Mike Carey spoke at the meeting as to the situation the District is facing in Jackson and how new development might affect that. “Growth is good for our schools and we support well planned growth and need it to sustain our schools,” he said. Dr. Carey said that Jackson Elementary and Jackson Junior High are “over capacity, by classroom space and acreage criteria.” He also pointed out that the school district very limited in how much they receive from a developer per state legislation. Thus he suggested that the City of Jackson include language in their General Plan that specifically states that schools are an important part of the infrastructure and that they be considered while the City considers new development and that the development pay their fair share for the impacts they may cause on the School District.

Planner Peters pointed out that the design criteria does cover a development’s affect on school facilities. Bill Condershoft a public member then suggested that the City Council allocate 30 HEUs as he had mathematically determined that 30 HEUs this year and next would be a 2% growth rate per year. Peters said that in reality there is no exact way to predict the growth rate by doing it mathematically as when an allocation of HEUs is given it doesn’t necessarily mean the projects will be built that same year.

The City Council then began to discuss among themselves what number they felt was appropriate. City Council Member Andy Rodriguez said that there were too many unanswered questions for him, for instance the NPDES Permit and traffic issues. He also said that the Planning Commission made their recommendation based on the Jackson Hills project, and eluded to the fact that he did not agree with the concept. Council Member Nunes said that he felt 68 was “not out of line.” Mayor Stidger and Council Member Escamilla agreed with Commissioner Works in using the previously developed formula. “I would prefer that we fall back to the original formula and approve the 106 HEUs for 2007 and next year look at managed growth and see what percentage of actual growth we are achieving of that and make a suggestion based on reality,” said Escamilla. Rodriguez responded by saying, “The concept of reality is that Jackson Hills is not meant to be a Phase 1… The Planning Commission made their decision based on Jackson Hills so it is reasonable for people to get the perception that this was made to accommodate Jackson Hills.” He said that he may end up voting for the project but based upon the situation and the information that they have he does not feel comfortable making a decision on an allocation for the year as of yet.

Mayor Stidger said, “No where in this ordinance (referring to the Resource Constraints and Priority Allocation Policy) does it say a Jackson Hills ordinance. But everybody is making Jackson Hills allocation and it has nothing to do with that. It is about Planned growth controlling growth.” He said that people needed to separate the two. He said that they should consider using the same formula every year so as to have planned controlled growth. He explained that by doing it this way..."the HEUs will slowly diminish each year.” In the end the City Council decided to allocate 106 HEUs per the formula used in 2005 and grant the time extensions for the Shealor Trust and New Faze developments. Stidger, Escamilla, Nunes and Gonsalves all voted in favor of the motion and Rodriguez abstained.