Riverbank planners review housing‑element progress; HCD third review submitted Nov. 12

City of Riverbank planning staff and consultant David Niskin told the Planning Commission on Nov. 18, 2025, that work on the city’s housing element (the mandatory element of the general plan covering 2023–2031) is ongoing and currently in the State Department of Housing and Community Development (HCD) review process. Niskin said the city submitted a third HCD review draft on Nov. 12, 2025, following earlier reviews and public comment cycles.

Niskin summarized the review history and schedule: the initial public review was held Oct. 15–Nov. 14, 2024, the city submitted a first review to HCD and received comments on Feb. 27, 2025, then submitted a second HCD‑review draft in June 2025 and received a second set of comments on Aug. 22, 2025. He said HCD is entitled to take the full 60‑day review period and that, if HCD uses the full period for the current submission, that review could conclude around Jan. 12, 2026.

Why it matters: Riverbank must demonstrate to HCD that the housing element meets statutory requirements to obtain certification; certification is a prerequisite for the city’s formal adoption of the element and associated rezonings. Niskin emphasized that the element must now address expanded affirmatively furthering fair housing (AFFH) analyses, updated site‑inventory methods (including nonvacant and mixed‑use sites), and new state protections that require the city to allow certain housing uses in specific zones.

Key facts and proposals

- RHNA and sites: Niskin said the city’s Regional Housing Needs Allocation (RHNA) totals 3,591 housing units across income categories and that the proposed rezone sites account for much of the identified shortfall in the very low‑ and low‑income categories. He noted the Riverwalk specific plan has been submitted as a project but is not included in the current sites inventory.

- AFFH and new uses: The update adds analyses of concentrations by income, disability, family status and access to opportunity. State law now requires the element to identify code updates to allow emergency shelters, transitional and supportive housing, low‑barrier navigation centers and residential care facilities in specified districts.

- Programs and permitting: The draft updates programs for by‑right approvals (including SB 35 considerations), transparency on planning and fee information, and tracks wastewater‑treatment upgrades tied to project feasibility.

Public outreach and property‑owner engagement

Niskin described extensive outreach to property owners proposed for rezoning (certified letters, phone calls, email) and said some sites have been removed or reclassified following owner input. He explained the city avoids split zoning and that property owners retain rights during the process. He confirmed to commissioners that any rezones reflected in the housing element would be noticed to property owners and acted on by the Planning Commission and City Council as part of formal adoption.

How to review or comment

Niskin said the third draft and a response matrix to HCD comments are available on the city website, and staff will accept public comments via the posted email riverbankhousingriverbank.org and through the city’s public‑review postings.

What’s next

Niskin told the commission staff intends to return to Planning Commission and City Council in spring for formal actions, after which the city will submit the element for HCD certification. "Ultimately, the goal is to receive a nice letter from HCD saying that we've made all the statutory requirements," Niskin said.

(Reporting note: dates and HCD comment dates are as stated by the consultant to the commission; the housing‑element adoption and final certification remain subject to subsequent HCD findings and council action.)