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Commission backs housing element revisions, raises density assumption to 28 units per acre
Summary
The commission recommended three resolutions to adopt the sixth-cycle housing element and related code amendments, updating density assumptions for HDR and mixed-use sites from 20 to 28 dwelling units per acre to meet RHNA requirements; staff said HCD indicated statutory requirements were met.
The Riverbank Planning Commission on May 19 voted to forward three resolutions recommending adoption of the city’s sixth-cycle housing element, associated general plan and zoning amendments, and site-specific rezones and specific-plan amendments.
Planning consultant David Niskin told commissioners that the City Council removed one rezoned site (Site 3) from the housing element, and staff worked with the California Department of Housing and Community Development (HCD) to find alternatives. "One solution would be to select another rezone site... Another solution that we came up with with HCD's help was to update the density calculation and the way we calculate the amount of units that we would get from HDR, high density residential, and mixed use sites," Niskin said. He said the density assumption was updated from 20 dwelling units per acre to 28 dwelling units per acre for HDR and mixed-use sites.
Niskin said the revision increased the city’s estimated unit capacity, allowing Riverbank to meet RHNA without selecting a replacement rezone site. Staff said the revised document was sent to the state on May 15 and that they received a letter from HCD stating the city meets statutory requirements for the element as currently drafted.
The commission voted to recommend approval of three resolutions: adoption of the housing element and related land-use amendment, amendment to the code sections described in the staff report, and a recommendation that council approve site-specific general plan and specific-plan amendments and rezones as listed in the housing element document.
Commissioners received a brief public-review timeline (May 7–14 public review period) and were told changes were made in response to council direction. The commission approved the recommendations on a roll call vote and will forward the resolutions to City Council.
