Riverbank planning staff lays out RHNA target of 3,509 units; commission delays draft release to Oct. 15

Contract planner Miguel Galvez, representing J.V. Anderson Land Use Planning, updated the Riverbank Planning Commission on the city's sixth-cycle housing element and the city's Regional Housing Needs Allocation (RHNA).

Galvez said the city's RHNA for the planning period ending Dec. 31, 2031, is 3,509 units, and that 1,642 of those units must be set aside to accommodate very low- and low-income households. He described the housing element as a land-use and program document that inventories sites, evaluates utilities and zoning, and proposes housing programs and policies to meet state requirements.

The issue matters because state law requires jurisdictions to identify sufficient sites, utilities, and zoning to accommodate assigned RHNA totals. Galvez explained tools and policies under consideration — from inclusionary housing or in-lieu fees to rezoning underutilized sites, mixed-use redevelopment, accessory dwelling units and minimum multifamily density standards — to help meet low-income unit targets.

Residents and stakeholders urged clearer notice and more detail. One resident said she received only "2 days advance notice" about the July 31 workshop and asked whether feedback could still be provided. Gary Pearson, a resident, said he identified "59 active vacant lots" that staff should consider and urged more parks and continuous bike lanes. A Zoom commenter asked whether the RHNA number was a requirement to build units or simply to plan for them; Galvez replied, "the number of units that we have to plan for... the city is not required to build it," adding the requirement is to ensure zoning, land, and utilities are available.

Galvez described public outreach to date: a July 31 community workshop with four engagement stations, an online survey that returned about 75 comments (including Spanish-language responses), and a stakeholders meeting that highlighted financing challenges for small multifamily projects. He said the draft housing element will be released Oct. 15 for a 30-day public review; staff will then seek City Council authorization to submit the draft to the California Department of Housing and Community Development (HCD), which has up to 90 days to issue comments. Staff expects revisions in early 2025 and projected adoption in spring 2025.

The Planning Commission voted unanimously to continue the housing-element public hearing to Oct. 15, giving staff time to release the draft and begin the 30-day review period. The Oct. 15 meeting will include a public hearing on the draft; after local adoption steps and HCD review, staff said the item will return to the commission for formal adoption.

Next steps: staff will post the draft housing element on Oct. 15 for a 30-day public review, accept written comments, and return to the Planning Commission and City Council following HCD review and revisions.