Antioch City Council
January 24, 2023

JAMES DONLON BLVD &

CONTRA LOMA BLVD,
Antioch CA
94509 Office Amend to HDR C-1 R-25 20 25 3.13 Vacant 0 0 31 31 62 152 076-010-039 076010039 SOMERSVILLE RD &
BUCHANAN RD, Antioch CA 94509
Western Antioch
Commerical Focus Area -
Regional Commercial
General Plan Text
Amendment R-20 -- 0 20 4.77 Vacant 0 0 38 38 76
B429
Site Number Assessor Parcel
Number APN No Dashes Site Address/Intersection 5 Digit ZIP Code Current General Plan Designation
Proposed General
Plan Amendment
Existing Zoning
Designation
Proposed
Rezoning
Proposed
Minimum Density
Allowed
(units/acre)
Proposed Max
Density
Allowed
(units/acre)
Parcel Size
(Gross Acres) Vacancy Rounded VLI Rounded LI Rounded Mod Rounded Above Mod
Rounded
Total
153 052-061-053 052061053 4325 BERRYESSA CT Antioch
CA 94509 Low Density Residential Amend to HDR P-D R-35 25 35 5 Nonvacant 32 18 20 52 122 154 071-130-026 071130026 3195 CONTRA LOMA BLVD
Antioch CA 94509 High Density Residential None R-20 R-35 25 35 2.9 Nonvacant 19 10 11 30 70 155 068-251-012 068251012 620 E TREGALLAS RD
Antioch, CA 94509 High Density Residential None R-25 R-35 25 35 0.86 Nonvacant 5 3 3 9 20 156 052-061-014 052061014 4215 HILLCREST AVE
Antioch CA 94509 Open Space Amend to HDR S R-35 25 35 0.998 Nonvacant 6 3 4 10 23 157 052-042-037 052042037 4201 HILLCREST AVE
Antioch CA 94509 Open Space Amend to HDR R-6 R-35 25 35 4.39 Nonvacant 28 16 17 46 107 158 052-140-013 052140013 WILDFLOWER DRIVE 94531 Mixed Use Amend to HDR P-D R-25 20 25 4.18 Vacant 0 0 41 41 82 159 052-140-014 052140014 WILDFLOWER DRIVE 94531 Mixed Use Amend to HDR P-D R-25 20 25 3.95 Vacant 0 0 39 39 78 160 052-140-015 052140015 WILDFLOWER DRIVE 94531 Mixed Use Amend to HDR P-D R-25 20 25 0.91 Vacant 0 0 9 9 18 161 052-140-016 052140016 WILDFLOWER DRIVE 94531 Mixed Use Amend to HDR P-D R-25 20 25 1.31 Vacant 0 0 13 13 26 162 056-120-096 056120096
2721 EMPIRE AVE 94513 East Lone Tree Focus
Area - Regional Retail
General Plan Text
Amendment P-D R-35 25 35 3.3 Nonvacant 21.00 12.00 13.00 34.00 80 163 072-011-052 072011052 3950 LONE TREE WAY 94509 Medium Density Residential Amend to HDR P-D/S-H R-35 25 35 4.2 Nonvacant 27.00 15.00 17.00 44.00 103 164 051-200-065 051200065 3415 OAKLEY RD 94509 Public/Institutional Amend to HDR P-D R-35 25 35 4 Nonvacant 26.00 15.00 16.00 42.00 99 165 068-091-043 068091043 1018 E 18TH ST 94509 Neighborhood Community Commercial Amend to HDR R-6 R-35 25 35 0.84 Nonvacant 5.00 3.00 3.00 8.00 19 166 076-231-007 076231007 1919 BUCHANAN RD 94509 Public/Institutional Amend to HDR P-D R-35 25 35 1.5 Nonvacant 9.00 5.00 6.00 15.00 35 167 065-122-023 065122023 APOLLO CT 94509
East Lone Tree Focus
Area - Regional Retail /
Employment Gen. Uses
General Plan Text
Amendment
PBC/Cannabis
Overlay R-35 25 35 1.6 Vacant 10 6 6 16 38
168 061-122-029 065122029 APOLLO CT 94509
Eastern Waterfront
Employment Focus
Area - Business Park
General Plan Text
Amendment
PBC/Cannabis
Overlay R-35 25 35 1.7 Vacant 11 6 6 17 40
169 061-122-030 065122030 APOLLO CT 94509
Eastern Waterfront
Employment Focus
Area - Business Park
General Plan Text
Amendment
PBC/Cannabis
Overlay R-35 25 35 2.1 Vacant 13 7 8 22 50
170 061-122-028 065122028 APOLLO CT 94509
Eastern Waterfront
Employment Focus
Area - Business Park
General Plan Text
Amendment
PBC/Cannabis
Overlay R-35 25 35 0.6 Vacant 3 2 2 6 13
B430
Site Number Assessor Parcel
Number APN No Dashes Site Address/Intersection 5 Digit ZIP Code Current General Plan Designation
Proposed General
Plan Amendment
Existing Zoning
Designation
Proposed
Rezoning
Proposed
Minimum Density
Allowed
(units/acre)
Proposed Max
Density
Allowed
(units/acre)
Parcel Size
(Gross Acres) Vacancy Rounded VLI Rounded LI Rounded Mod Rounded Above Mod
Rounded
Total
171 052-370-009 052370009 HILLCREST AVE 94531 Office Amend to HDR P-D R-35 25 35 2.13 Vacant 13 8 8 22 51 172 051-390-006 051390006 3301 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 2.98 Vacant 19 11 12 31 73 173 051-390-005 051390005 3305 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.2 Vacant 0.00 0.00 0.00 0.00 0 174 051-390-004 051390004 3309 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.22 Vacant 0.00 0.00 0.00 0.00 0 175 051-390-003 051390003 3313 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.13 Vacant 0.00 0.00 0.00 0.00 0 176 051-390-002 051390002 3317 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.14 Vacant 0.00 0.00 0.00 0.00 0 177 051-390-001 051390001 3321 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.76 Nonvacant 0.00 0.00 0.00 0.00 0 178 051-390-016 051390016 3325 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.17 Vacant 0.00 0.00 0.00 0.00 0 179 051-390-011 051390011 3329 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.17 Vacant 0.00 0.00 0.00 0.00 0 180 051-390-010 051390010 3333 JESSICA CT 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.16 Vacant 0.00 0.00 0.00 0.00 0 181 051-390-009 051390009 3345 OAKLEY RD 94509 Medium Density Residential Amend to HDR P-D R-35 25 35 0.2 Vacant 0.00 0.00 0.00 0.00 0 182 -- -- Jessica Court Roundabout 94509 -- None P-D R-35 25 35 0.63 Vacant 0.00 0.00 0.00 0.00 0 183 056-120-098 Empire Ave 94509 East Lone Tree Focus
Area - Regional Retail
General Plan Text
Amendment P-D R-25 20 25 6.4 Vacant 0.00 0.00 0.00 134.00 134 184 053-060-063 053060063 LAUREL RD 94509
East Lone Tree Specific
Plan Focus Area - Res.

Open Space
None S-P None 0 20 10.2 Vacant 0.00 0 0 216 216
Total 246 746 420 804 2,091 4,061 B431

A P P E N D I X D : R E V I E W O F H O U S I N G E L E M E N T P A S T P E R F O R M A N C E P R O G R A M A C C O M P L I S H M E N T S D-1 APPENDIX D: REVIEW OF HOUSING ELEMENT PAST

PERFORMANCE PROGRAM ACCOMPLISHMENTS

ACHIEVEMENTS FOR SPECIAL NEEDS POPULATIONS
As part of analyzing prior programs, the Housing Element must evaluate the effectiveness of goals, policies, and programs to meet the housing needs of special needs populations. The City has accomplished the following actions:
 Seniors. The City saw the construction of 85 units of affordable senior housing completed in April 2018 with full lease up in June 2018. The project, developed by Satellite Affordable Housing Associates, utilized City funding from the former Redevelopment Agency, NSP-1, CDBG, HOME, Housing Successor Agency, and other funding sources including State Veterans funding, MHP, and 4 percent tax credits. The City also approved 117 units of age-restricted, affordable apartments for seniors in 2019 as part of the AMCAL project. The affordable units are restricted at 30 to 60 percent of AMI and are currently under construction. The AMCAL project utilized the City’s senior housing density bonus to build 6 percent more units than allowed by the underlying zoning. In addition to the senior density bonus, the City has established reduced parking standards and reduced impact fees for senior housing to further incentivize housing development for seniors.  Persons with disabilities. The AMCAL project mentioned above totals 394 affordable units for seniors and families and the project meets the standards for accessibility and accommodation for hearing impaired individuals. The senior housing buildings include elevators. In addition to these forthcoming units, the City sold a 5-acre property to the County for use as a potential CARE Center/Homeless Housing project. The City been working with the County Health, Housing and Homeless Services division on adding 50 units of extremely low- and very low-income housing as part of the Homeless CARE Center development, and these units would be affordable rental housing units for persons with incomes at 30 percent or less of AMI who are experiencing homelessness, including persons with disabilities and persons with mental illness. The project went stagnant during 2021 due to the pandemic but continues to be developed. In addition, the City hosts the County's only homeless shelter for disabled homeless persons. A reasonable accommodation request was approved for this shelter, the Don Brown Homeless Shelter, to reduce the number of required parking stalls to accommodate a handicap van parking stall. The City also approved a reasonable accommodation request to approve the conversion of a bedroom into a semi-independent living space for a person with a disability. The Housing Element builds on the success of the City’s existing programs and policies to further remove constraints to housing for persons with disabilities, including by-right supportive housing in certain zones pursuant to AB 2162 (Program 3.1.5, Emergency Shelters and Transitional Housing).  Large households. Homes consisting of five or more members residing together typically lack adequately sized and affordable housing options. As discussed in Appendix A, Housing Needs Data Report: Antioch, overcrowding disproportionately impacts renters. Construction of new affordable rental housing and rehabilitation of existing homes can ensure that large households continue to have adequate housing options. As mentioned above, 394 affordable rental units are currently under construction, and they include units for families. The City will continue facilitate housing B432

D-2 A P P E N D I X D : R E V I E W O F H O U S I N G E L E M E N T P A S T P E R F O R M A N C E P R O G R A M A C C O M P L I S H M E N T S production, including the production of Accessory Dwelling Units (ADUs) to accommodate large households.
 Farmworkers. As discussed in Appendix A, Housing Needs Data Report: Antioch, farmworkers are not a significant portion of the Antioch community. Farmworker housing needs are accommodated through housing programs and policies that assist lower-income households in general rather than a specialized program. The City will implement Program 3.1.71, Housing Opportunities for Special Needs Groups of the Housing Element to bring the Zoning Ordinance into compliance with the Employee Housing Act and to ensure affordable units are available to farmworkers, including seasonal and monolingual workers and their families.
 Female-headed single-parent households. Female-headed households make up 20 percent of households in Antioch and they are largely concentrated in lower-income areas. Approximately one third of Antioch’s female-headed households with children fall below the Federal Poverty Line.

Affordable housing and housing rehabilitation programs can serve low-income families, including female-headed households. As mentioned above, the City approved 394 affordable housing units that are currently under construction, and family units are included in the project. The City has partnered with Habitat for Humanity East Bay/Silicon Valley to provide housing rehabilitation services and is actively seeking another partnership with them to administer a program to facilitate ADU construction (Program 2.1.8.b.). The City has made some progress addressing special housing needs for female-headed households and will continue to address housing constraints for this group in the 2023-2031 cycle.
 Unhoused. Antioch is the only jurisdiction in Contra Costa County with a homeless shelter for disabled homeless persons, and there continues to be a need for additional housing and services for the city’s unhoused population. Antioch and Richmond have the highest percentages of the County’s unsheltered population. As mentioned above, the City sold a 5-acre property to the County with an Emergency Shelter Overlay and continues to work with the County to develop this site as a potential CARE Center/Homeless Housing project housing for extremely low- and very low- income individuals. The site could accommodate up to 50 small studio apartments to provide permanent supportive housing for unhoused persons. This 2023-2031 Housing Element continues programs to provide housing for unhoused populations.

The programs described above illustrate that, cumulatively, the City has made progress in permitting affordable housing for seniors, persons with disabilities, and those with very low- and low-incomes.

However, many of the housing needs that the 2015 Housing Element’s programs address remain needs, As such, many of the programs included in the 5th Cycle Housing Element that address special housing needs are continued and refined in this 2023-2031 Housing Element.

APPROPRIATENESS OF THE PREVIOUS ELEMENT
The 2015-2023 Housing Element includes policies and programs that have been implemented, as well as several outdated measures that do not reflect current housing needs. As shown in the table below, the majority of policies and programs continue to be appropriate and will either be kept in the Housing Element and revised to address identified housing needs, constraints, or other concerns or maintained without significant revision. Some policies and programs are redundant and will be revised to be more concise. The Housing Plan will also be revised to provide clearly stated goals and to associate policies B433

A P P E N D I X E : R E V I E W O F H O U S I N G E L E M E N T P A S T P E R F O R M A N C E P R O G R A M A C C O M P L I S H M E N T S E - 3 and programs with the most relevant goals. Quantified objectives will be provided for each program.

See Chapter 7, Housing Goals, Policies, and Programs for the goals, policies, and programs of this Housing Element.

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D-4 A P P E N D I X D : R E V I E W O F H O U S I N G E L E M E N T P A S T P E R F O R M A N C E P R O G R A M A C C O M P L I S H M E N T S

REVIEW OF HOUSING ELEMENT PAST PERFORMANCE PROGRAM ACCOMPLISHMENTS Goal/Policy/Action Progress in Implementation Continue/Delete/Modify Goal 1: Conserve and improve the existing housing supply to provide adequate, safe and decent housing for existing Antioch residents.

Policy 1.1: Ensure the supply of safe, decent, and sound housing for all residents

1.1.1 Monitor and Preserve At-Risk Projects: The City
has identified 82 multi-family rental units at-risk of
converting from income-restricted to market-rate within the next 10 years. To preserve affordability of these units, the City shall proactively meet with the property owners and identify funding sources and other incentives to
continue income restrictions. The City shall develop
strategies to act quickly should the property owners
decide not to continue income restrictions. The strategy program may include, but is not limited to, identifying potential funding sources and organizations and agencies to purchase the property. The City will also ensure that proper noticing requirements are followed and tenant
education is conducted.

The only At-Risk project is Casa del Rio, senior housing. Staff (TH) contacted owner to discuss and is confident they will be retained. Staff will monitor annually to ensure.

Continue

1.1.2 Neighborhood Preservation Program: Continue to
contribute funds for and promote the Neighborhood
Preservation Program (NPP) administered by Contra
Costa County. The NPP provides zero and low-interest
loans to low- and moderate-income households for
housing rehabilitation. The City will continue to provide information about the program on the City website and
at City Hall and refer homeowners to the County.

The City contracted with Contra Costa County for over 20 years to administer the Neighborhood Preservation Program, which provides housing rehabilitation loans to low- and moderate-income homeowners to bring their homes up to code, to ensure health and safety code standards are met, and provide handicap access. Sadly, the County decided to no longer provide this service for local jurisdictions.

Habitat for Humanity East Bay/Silicon Valley is the new provider for the program, which began to rehabilitate homes in FY 2021. They were approved for funding and entered into contract in FY 18-19.

Modify

1.1.3 Community Education Regarding the Availability
of Rehabilitation Programs: Continue to provide
information to extremely low-, very low-, low-, and
moderate-income homeowners, other homeowners with
special needs, and owners of rental units occupied by
lower-income and special needs households regarding
the availability of rehabilitation programs through
neighborhood and community organizations, and
through the media. Disseminate information developed
and provided by the Housing Authority of Contra Costa
County and Contra Costa County’s Department of
Conservation and Development to Antioch residents.

Outreach has not begun but will commence once the program catches up on the backlog of existing applicants.

Keep
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1.1.4 Rental Rehabilitation Program: Continue to provide financial assistance to owners of rental property to
rehabilitate substandard units to enable such units to
remain affordable following rehabilitation. The City will continue to promote and provide funds for the Rental
Rehabilitation Program administered by the Housing
Authority of Contra Costa County. The program provides
low-interest loans to property owners for rehabilitation of rental units occupied by lower-income tenants. The use of these funds will ensure that rental properties will not deteriorate and still remain affordable. The City shall continue to provide
information about the program on the City’s website and at City Hall and will refer property owners to the Housing Authority.

The Rental Rehab program was cancelled, as it has not been successful in attracting participants in the past decade. The demand for housing in Contra Costa County (and all of California) far exceeds the supply, and owners are increasingly unwilling to enter into an obligation to rent at a lower price to LMI renters, even in exchange for very favorable rehab loans. The program also suffered because the upfront costs (credit report, title report, appraisal, and lead paint inspection and report) total $800+ (depending on the # of units.) The funding source for this program was CDBG, which does not allow expenditures that do not result in accomplishments. Therefore, we must charge the owner for these items if they choose not to go forward with a loan.

Delete
This program did not
have enough interest,
but the Housing
Authority continues to
work with landlords on
renting to voucher
holders

1.1.5 Code Enforcement: Provide ongoing inspection
services to review code violations on a survey and
complaint basis. Examples of code violations include
families living in illegal units, such as garages and
recreational vehicles, construction of illegal buildings, and households living in unsafe buildings.

A 1/2 cent sales tax was passed by City voters two years ago, and the City now has sufficient operating revenues to fund Code Enforcement without CDBG funds. For Calendar year 2020, Code Enforcement officers received 10,858 calls for service. Of these, 2,991 new cases were opened, and 2,781 total cases were closed. In calendar 2020, the Abatement Team:
 Removed 5,853 yards of illegally dumped waste from city right-of-ways and property.
 Removed 1,546 locations of graffiti.
 Removed 1,411 abandoned shopping carts from city property.

In 2020, the Code Enforcement Division continued participating in the Mattress Recycling Council (MRC) program operated by the State of California’s Department of Resources Recycling and Recovery (Cal Recycle). In 2020, nearly 1,200 mattresses were reported to MRC/CalRecycle resulting in nearly $18,000 back to the city in reimbursements.

During 2020, the Code Enforcement Division continued the neighborhood cleanup events to assist residents with debris removal. The City of Antioch and Republic Services partnered together to host cleanup events so that residents have a no-cost way to legally dispose of unwanted items. During 2020, eleven cleanup events were held in various neighborhoods resulting in over 152 tons of debris removed from private properties and disposed of in a lawful manner!!

Modify

This program will be
reframed to more clearly
address code
enforcement as a means
of improving quality of
life and safety
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D-6 A P P E N D I X D : R E V I E W O F H O U S I N G E L E M E N T P A S T P E R F O R M A N C E P R O G R A M A C C O M P L I S H M E N T S Goal/Policy/Action Progress in Implementation Continue/Delete/Modify In 2019, Code Enforcement officers received 10,348 calls for service. Of these, 3,568 new cases were opened, and 3,175 total cases were closed.

In FY 2017-18, the Team:
 Removed 6,142 yards of illegally dumped waste from city right-of-ways and property.
 Removed 779 locations of graffiti.
 Removed 1,533 abandoned shopping carts from city property.

In 2017, Antioch utilized $140,000 in CDBG funding to provide code enforcement in lower-income areas in Antioch. Enforcement officers received 2,370 calls for service and 1,622 web reports of violations within the entire city. Within the lower-income CDBG eligible areas of the city, officers opened cases on 1,341 unduplicated households (up from 835 the prior year) and closed 1,322 cases (up from 829 the prior year). Out of the 1,341 cases, the officer and consultant assigned to Building and Housing cases opened 156 cases that were Housing and Building code related. Of this 156, 108 were housing related which encompasses mold, lack of heat, lack of water and electricity, and weather protection. 50 of them were building code related which encompasses unpermitted additions or structure improvements and, residents living in garages and sheds.

Out of the 1,322 cases that were closed (up from 829 the prior year), 138 (up from 40) of them were housing related and 50 (up from 27) of them were building code related.

In FY 2016-17, the Team:
 * Removed 4,577 yards of illegally dumped waste from city right-of-ways and property.
 * Removed 1,877 shopping carts from city right-of-ways and property.  * Removed 206 locations of graffiti.

1.1.6 Infrastructure to Support Housing for Extremely
Low-, Very Low-, Low-Income, Large Households, and
Farm Workers: Continue to utilize available Federal,
State, and local housing funds for infrastructure
improvements that support housing for Antioch’s
extremely low-, very low-, low-income, and large
households. The City uses CDBG funds for street
improvements and handicapped barrier removal within
low-income census tracts. The City will ensure that the Capital Improvement Program includes projects needed
In 2020, the City invested $1mil in CDBG funding to improve the roadway, drainage, and handicap access in low-income census tract 3050, which includes the new AMCAL project of over 300 affordable units.

No projects requiring supporting infrastructure were proposed by builders in 2019.

The City Roadway project was dormant to gather additional funding. The only project was work on the Brackish Water Desalination Plan, which totaled about $20,000.

No projects requiring supporting infrastructure were proposed by builders in 2018 or Keep
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A P P E N D I X D : R E V I E W O F H O U S I N G E L E M E N T P A S T P E R F O R M A N C E P R O G R A M A C C O M P L I S H M E N T S D-7 Goal/Policy/Action Progress in Implementation Continue/Delete/Modify to correct existing infrastructure deficiencies to help finance and facilitate the development of housing for
special needs groups. This will ensure that the condition of infrastructure does not preclude lower-income housing development. The City will coordinate and promote these improvements with non-profit housing development
programs. In addition, improvements and resources are
promoted on the City’s website, local newspapers, at the senior center, and through televised public City meeting and hearings. Furthermore, as a result of amendments to the General Plan and Zoning Ordinance in 2014, the City has increased opportunities for developing housing for
lower-income households
and persons with special needs in areas that are already adequately served by infrastructure.
2017.

1.1.7 Condominium Conversion: Continue to implement
the condominium conversion ordinance, which
establishes regulations for the conversion of rental units to owner-occupied units. The ordinance requires that any displaced tenants who are handicapped, have minor
children in school, or are age 60 or older be given an
additional six months in which to find suitable
replacement housing according to the timetable or
schedule for relocation approved in the conversion
application.

No conversion took place between 2015-2018. Keep

1.1.8 Rental Inspection Program: Ensure that the
residents of rental units are afforded safe and sanitary housing through continued implementation of the
Residential Rental Inspection Program. The program
proactively identifies blighted, deteriorated and
substandard rental housing stock through periodic
mandatory inspections. Property owners are required to
address any code violations and have the property re-
inspected by the City. While the ordinance that
establishes the program is still in effect, the program is currently suspended due to staff reductions.

The Residential Rental Inspection Program was suspended during the planning period. The City has added more code enforcement officers and all six Code Enforcement Officers have received training and have experience in investigating building and housing issues and are responsible for addressing those violation types within their beat. The City provides code enforcement on a complaint-basis.

Remove

1.1.9 Neighborhood Stabilization Program: Implement
programs and activities in accordance with the City’s
adopted Neighborhood Stabilization Plan (NSP). The City was awarded over $4 million in NSP monies. Funds have
The City began working with Satellite Affordable Housing Associates in 2009 to develop 85 units of affordable senior housing, utilizing City funding from the former Redevelopment Agency, NSP-1, CDBG, HOME, Housing Successor Agency, and other funding sources including State Veterans funding, MHP and 4 percent tax Remove
Funding has been all
used for this one-time
program
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D-8 A P P E N D I X D : R E V I E W O F H O U S I N G E L E M E N T P A S T P E R F O R M A N C E P R O G R A M A C C O M P L I S H M E N T S Goal/Policy/Action Progress in Implementation Continue/Delete/Modify been allocated to Satellite Housing, but they have been unsuccessful in leveraging other funding. If Satellite
Housing is unable to secure additional funding, the funds will likely be used for the purchase and rehabilitation of abandoned and foreclosed homes.

The programs and activities provided for in the NSP
include:
 Purchase and rehabilitation of abandoned and
foreclosed homes (initially ten homes, additional
homes if revenue from initial sales is available quickly).  Self-help rehabilitation of previously abandoned and
foreclosed homes (initially four homes, additional
homes if revenue from initial sales is available quickly).  NSP program planning and administration.
 Construction of multi-family housing for seniors.

The foreclosure and self-help rehabilitation programs are currently suspended but would be reinstated if the funds allocated for Satellite Housing become available.
credits.

Satellite broke ground in September 2016 and completed the project with April 2018, with full lease up in June. All remaining NSP program income was invested in this project, so no further acquisition/rehab projects with Habitat or Heart & Hands will occur.

1.1.10 Foreclosure Counseling and Prevention:

Continue and expand partnerships between various
governmental, public service and private agencies and
advocacy organizations to provide ongoing workshops
and written materials to aid in the prevention of
foreclosures. The City will continue to provide
information about foreclosure resources on the City
website and at City Hall. The City will also continue to refer persons at-risk of foreclosure to public and private agencies that provide foreclosure counseling and
prevention services.

The City continues to post information on foreclosure prevention on its website, and to direct callers to Bay Legal and Echo Housing, as well as 211, for further assistance.

Because of the COVID-19 pandemic, the City used CDBG-CV funding to provide both Eviction Prevention and Foreclosure Prevention services for the first time since the Recession of 2008, with services beginning in January 2021.

Keep
Goal 2: Facilitate the development of a broad array of housing types to accommodate new and current Antioch residents of diverse ages and socioeconomic backgrounds.

Policy 2.1: Provide adequate residential sites for the production of new for-sale and rental residential units for existing and future residents

2.2.1 Inventories: Using the City’s GIS database, create and maintain an inventory that identifies sites planned and zoned for residential development for which
development projects have yet to be approved. This
database shall also have the ability to identify sites that A spreadsheet and GIS maps of available sites was developed, and it is updated as projects are applied for or approved.

Keep
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shelters, or mixed-use areas.

2.1.2 Adequate Sites for Housing: The City has
identified adequate sites to accommodate its fair share of extremely low-, very low-, and low-income housing for
this Housing Element planning period. As a result of
recent amendments to the Zoning Ordinance, the
inventory now includes sites where single- and multi-
family, rental and ownership residential development at a minimum net density of 30 du/ac is permitted by right.

Higher densities of up to 35 du/ac are permitted, subject to discretionary review. The rezoned land ensures that
the majority of the City’s lower-income need is
accommodated on sites designated for exclusive
residential use. The remaining lower-income housing
need is accommodated on sites with densities and
development standards that permit at a minimum 16
units per site. Per Government Code Section 65863,
which limits the downzoning of sites identified in the
Housing Element unless there is no net loss in capacity and the community can still identify “adequate sites” to address the regional housing need, the City shall ensure that any future rezoning actions do not result in a net loss in housing sites and/or capacity to meet its RHNA.

No sites were downzoned in 2015-2020. Keep

2.1.3 Meet with Potential Developers: Meet with
prospective developers as requested, both for profit and non-profit, on the City of Antioch’s development review and design review processes, focusing on City
requirements and expectations. Discussion will provide
ways in which the City’s review processes could be
streamlined without compromising protection of the
public health and welfare, and funding assistance
available in the event the project will meet affordable housing goals.

The City Community Development Director and City Planners continue to meet with prospective developers, both for-profit and non-profit, market rate and affordable, as requested and at no cost to the developer. Meetings help educate developers on the City's development review and design review processes, City requirements and expectations, and help to save time and money for both the City and developers.

Meetings with nonprofit developers also include strategizing about the availability of funding assistance.

Market rate units – During the planning period, staff met with potential developers including Concentric Development Group, GBN Partners, and Blue Mountain Communities. Their applications totaled 434 units and was under review in 2019.

Keep

2.1.4 Above Moderate-Income Housing: Facilitate the
development of a range of housing types and
opportunities to meet the need for providing above
moderate-income housing. Where appropriate, provide
requirements in outlying focus areas for the development The City Community Development Director and City Planners continue to meet with prospective developers, both for-profit and non-profit, market rate and affordable, as requested and at no cost to the developer. Meetings help educate developers on the City's development review and design review processes, City requirements and expectations, and help to save time and money for both the City and developers.

Modify
Combine with the
program above
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Policy 2.2: Facilitate the development of new housing for all economic segments of the community, including lower-income, moderate-, and above moderate-income households.

2.2.1 Promote Loan Programs: Although the City no
longer funds its own first-time homebuyers loan
program, it will provide information to eligible buyers about loan programs offered by the California Housing
Finance Agency and any other similar programs that may
become available.

In 2017, a nonprofit was funded to develop a homebuyer assistance program for the City of Antioch and the program launched March 2018 with $45,000 in forgivable subsidy for lower-income households, while funding lasts. Four homebuyers purchased homes through this program. After the Wells Fargo subsidy ran out, Council then authorized RDA Housing Successor funding to conduct a modest program to assist lower-income homebuyers. This program was launched in 2020.

Because of the COVID-19 pandemic, the City's First Time Homeowner program was suspended from March through the end of the year, due to fears of the housing market losing value and fears of another foreclosure crisis. No loans were issued in 2020.

Keep
Policy 2.3: Actively pursue and support the use of available County, State, and Federal housing assistance programs.

2.3.1 Affordable Housing Program Inventory; Pursue
Available Projects. Explore and inventory the variety of potential financial assistance programs from both the
public and private sectors to provide more affordable
housing units. The Housing Coordinator will provide
assistance to the City in preparation of applications for potential financial assistance programs. Additionally, the Housing Coordinator, on an annual basis, will specify
which programs the City should apply for. All available local, State, Federal, and private affordable housing
programs for new housing and for the conservation
and/or rehabilitation of existing housing will be pursued, including, but not limited to the following:
 County Mortgage Revenue Bond program (proceeds
from the sale of bonds finances the development of
affordable housing)
 County Mortgage Credit Certificate Program (buy
down of interest rates for lower-income households)
 Calhome Program (to assist in the development of
The City has worked with the County Health, Housing and Homeless Services division on adding 50 units of extremely low- and very low-income housing as part of the Homeless CARE Center development. City and County staff has been working to find potential sources of funding, including City Housing Successor and CDBG funds, County CDBG, HOME, ESG, and HOPWA funds, State HEAP, VHHP, MHP, Whole Person Care, Mental Health, Re-entry and other potential sources of funding for the entire project (see detail in 2.3.2 below).

In 2020, the general shutdown of most businesses due to COVID-19 precluded further development efforts for nonprofit housing.

In 2018, the City worked with the Reliant Group, Inc. which proposed to acquire and rehabilitate a then-existing 112-unit multifamily rental housing project located at 2811 Cadiz Lane in Antioch, known as Villa Medanos Apartments. The City conducted a TEFRA hearing in January 2019 and approved adding these units to the City's affordable housing stock. The development consisted of ten two-story buildings and one leasing office, providing 112 units of affordable family housing. Of these, 40 are one-bedroom, 32 are two-bedroom, with one bathroom, 40 are two- bedroom, with two bathrooms. The ten two-story buildings have no elevators and there are currently no handicap units on site. The Borrower intends to convert 10 percent of the units to be accessible per TCAC Code. These apartments are now Keep
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 FDIC Affordable Housing Program (assistance for
rehabilitation costs and closing costs for lower-
income households)
 HELP Program (for preservation of affordable
housing and rehabilitation of housing)
 Home Investment Partnerships Program (HOME) (for
rehabilitation of lower-income and senior housing)
 HUD Single-Family Property Disposition Program (for
rehabilitation of owner-occupied housing)
 Loan Packaging Program (for development and
rehabilitation of affordable housing for lower-income
households and seniors)
 Low-Income Housing Tax Credit Programs (for
development of rental housing and preservation of
existing affordable housing for large family units)
 McAuley Institute (for new housing or rehabilitation
of housing for lower-income households)
 Mercy Loan Fund (for new housing or for
rehabilitation of housing for the disabled and lower-
income households)
 Neighborhood Housing Services (for rehabilitation of
housing for lower-income households)
 Section 8 Housing Assistance (rent subsidies for very low-income households)
 Section 223(f) Mortgage Insurance for
Purchase/Refinance (for acquisition and development
of new rental housing)
 Section 241(a) Rehabilitation Loans for Multi-family
Projects (for energy conservation and rehabilitation
of apartments)
 Neighborhood Stabilization Program (acquire and
redevelop foreclosed properties)
restricted to residents earning 60 percent or less of the area median income, with 10 percent to be affordable for those earning 50 percent or less of the area median income. Villa Medanos is an important addition to the City’s affordable housing stock for lower-income families in 2019 and beyond.

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2.3.2 Housing for Extremely Low-Income Households:

Encourage the development of housing units for
households earning less than 30 percent of the Median
Family Income (MFI) for Contra Costa County. Specific
emphasis shall be placed on the provision of family
housing and non-traditional housing types such as single- room occupancy units and transitional housing. The City will encourage development of housing for extremely
low-income households through a variety of activities
such as targeted outreach to for-profit and non-profit
housing developers, providing financial or in-kind
technical assistance, fee waivers/deferrals, land-write downs, expedited/priority processing, identifying grant and funding opportunities and/or offering additional
incentives to supplement density bonus provisions in
state law. Densities up to 35 units per acre are now
permitted in high density residential districts. This will offer additional opportunities to provide housing for
extremely low-income households.

The Satellite "Tabora Gardens" project, finished in 2018, completes 84 (+1 manager unit) units affordable to households from 0-50 percent AMI.

In 2020 the City sold a city-owned approximately 5-acre parcel with an Emergency Shelter overlay as a potential CARE Center/Homeless Housing project. The City has been working with the County Continuum of Care staff and nonprofit affordable housing agencies to envision the campus. The site may be able to accommodate up to 50 small studio apartments to help homeless persons find housing in this extremely restricted housing environment. These units are envisioned as permanent supportive housing. A survey by the CoC has found that Contra Costa County lacks inventory of SRO and studio apartments for this population. The addition of a possible 50 units extremely and very low-income RHNA units would meet 135 of the 175-unit goal in the 5th Cycle.

This project continues to be developed but was stagnant during 2021 due to the pandemic.

Keep
Policy 2.4: Proactively assist and cooperate with non-profit, private, and public entities to maximize opportunities to develop affordable housing. One of the objectives of the General Plan Land Use Element is to distribute low- and moderate-income housing throughout the city, rather than concentrate it in one portion of the community. For example, the element allows for higher density housing within designated Focus Areas to facilitate affordable housing development. Additionally, the recent amendments to the Zoning Ordinance rezoned seven sites for higher density development. These sites are now more geographically dispersed around the city.

2.4.1 Support Non-Profit Housing Sponsors: Support
qualified non-profit corporations with proven track
records in their efforts to make housing more affordable to lower and moderate-income households and for large
families. This effort will include providing funding,
supporting grant applications, identifying available sites for housing development, and City involvement in the
development of such sites.

In addition, the City will promote affordable development by encouraging developers to use the State and City
density bonus program. Recent amendments to the
Zoning Ordinance modified development standards and
other regulations to make it easier to develop on infill parcels. The City will continue focused outreach efforts to non-profit organizations on an ongoing basis to develop As mentioned previously, the City worked with Satellite Affordable Housing Associates on the Tabora Gardens project, which completed construction on 85 units (84 + 1 manager unit) of affordable housing for extremely low- and low-income seniors, including homeless persons, homeless Veterans and Veterans. The City provided significant funding from multiple funding sources totaling $3,283,755, supported their TCAC application, conducted their TEFRA hearing, and worked closely with the County and their funding sources.

Also see 2.3.1. narrative which details City efforts in developing the CARE Center site on City-owned property, including funding sources.

In 2020, the City Housing Consultant continued discussions with Resources for Community Development (RCD), Mercy Housing, Satellite Affordable Housing Associates (SAHA), and Contra Costa Interfaith Housing to discuss and encourage further affordable housing development in the City of Antioch. The City and County are working to secure an affordable housing provider to construct micro units behind Keep
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Policy 2.5: Proactively encourage the development of affordable housing within the Rivertown area.

2.5.1 Additional Development Incentives for the
Rivertown Focus Area: Use voluntary incentives to
encourage the production of affordable housing,
including housing as part of mixed-use projects. Within the Rivertown Focus Area, provide incentives for the
production of affordable housing in addition to City
density bonus incentives. The City shall promote this
Program by creating informational brochures for
distribution to developers and by discussing these
benefits with both potential developers and past
developers within the city. Examples of such additional incentives include, but are not limited to the following  Leverage City-owned properties. Pursue
development of City-owned properties in the
Rivertown Focus Area as catalyst projects to spur
additional investment.
 Higher than minimum required density bonuses.

Provide the density bonuses available through the
City’s Senior Housing Overlay District throughout the
Rivertown Focus Area.
 Fast track processing. By expediting the development
review process, carrying costs for lands being
developed with affordable housing can be minimized.

Additionally, the City of Antioch has received a grant
from the Strategic Growth Council for the development
of a Specific Plan in the downtown area. The Specific Plan has an objective of increasing infill and compact
development. By investing in one of the City’s lowest
income areas, the Specific Plan will bring new stores,
amenities and services. Through the redevelopment of
the downtown, the additional high-density housing could also provide a variety of housing types including
affordable housing.

The City put out an RFP for city-owned former RDA properties in 2014 and entered into negotiations with one developer in 2015. These negotiations did not move forward.The Specific plan was finalized for adoption in 2017. These continued during 2020 with little forward motion due to the pandemic.

Modify
In 2018 the Rivertown
Focus Area was replaced
and superseded by the
Downtown Specific Plan
Area via Ordinance 2135-
C-SSpecific Plan has
been completed and
adopted
Goal 3: Facilitate the development of special purpose housing to meet the needs of the elderly, persons with disabilities, large families, and B444

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Policy 3.1: Assure the provision of housing opportunities for those residents of the city who have special housing needs, including farm workers, the elderly, disabled, large families, and the homeless.

3.1.1 Housing Opportunities for Special Needs Groups:

Expand housing opportunities to meet the special
housing needs of the elderly; persons with disabilities, including those who have developmental disabilities;
large families; and the homeless. Recent amendments to
the Zoning Ordinance will help increase housing
opportunities for special needs groups. A new emergency shelter overlay district has been created to provide
adequate sites for emergency shelters as required by
State law. Transitional housing is now explicitly defined and listed as a residential use. Single Room Occupancy
(SRO) units are defined as a form of multi-family housing subject to the standards and requirements applicable to comparable multi-unit residential facilities. Residential care facilities serving six or fewer people are permitted as a residential use. Facilities serving seven or more
residents may be subject to a use permit, but any
standard requirements or conditions imposed on such
facilities must be comparable to those imposed on other group residential facilities. Additionally, densities up to 35 units per acre are now permitted in high density
residential districts. This will offer additional
opportunities to provide housing for special needs
groups.

AMCAL received entitlement in 2019 and in 2020 began construction of 394 affordable apartments for seniors and families. Age-restricted units will compromise 177 units, including 38 units at 30 percent, 28 units at 40 percent, 14 units at 50 percent, and 19 at 60 percent AMI level (proposed in application). Project will meet standards for accessibility and accommodation for hearing impaired individuals, and the senior buildings will have elevators.

CARE Center – The Homeless Care Center site, discussed in detail in 2.3.1. would potentially add between 30-50 units of affordable rental housing for persons with incomes 0-30 percent who are experiencing homelessness, including veterans, persons with HIV/AIDS, persons with mental illness, and persons with disabilities.

Keep

3.1.2 Senior Housing: Continue to implement the Senior
Housing Overlay District (SH). Through density bonus
options and other incentives, this district allows higher densities and more flexible design standards, reflecting the unique needs of an elderly population and providing more affordable units to the growing number of senior
citizens that live on a small fixed-income. A developer is granted an increase of 20 percent over the otherwise
maximum allowable residential density and an additional incentive or financially equivalent incentive. Additional bonuses will be granted for projects including very low- and low-income seniors. These overlay district areas are located close to services specific to senior citizen needs.

See above description of AMCAL senior housing. The Antioch Homeless CARE Center site housing would also be available to homeless senior individuals.

Modify
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3.1.3 Incentives for Special Needs Housing: Enable
special needs groups to access appropriate housing
through the reasonable accommodation ordinance. This
ordinance gives persons with disabilities the opportunity to request reasonable accommodation from zoning laws
when they are a barrier to equal housing access pursuant to State and federal law. The City has approved such
requests such as reducing the number of required parking stalls in order to accommodate a handicap van parking
stall at the Don Brown Homeless Center, which provides
services to the homeless and disabled populations. The
City has also approved the conversion of a bedroom into a semi-independent living space for a person with a
disability without requiring the provisions of Section 9-

5.3904 as it pertains to second units.

Between 2017-2020, One developer, AMCAL, requested a senior housing overlay district to achieve a higher density, and none requested reasonable accommodations during the planning period.

In 2015 and 2016, density bonus and other incentives, including financial, were provided to Satellite to develop housing for older adults, veterans, unhoused veterans, and people with disabilities.

Keep

3.1.4 Coordination with Agencies Serving the
Homeless: Continue to cooperate with public and private agencies, such as the Contra Costa Continuum of Care, to develop housing (including transitional housing), family counseling, and employment programs for the homeless.

The City will continue to fund homeless services through CDBG. The City shall monitor statistics from police,
County agencies, and private organizations regarding
homeless shelter needs to determine if Antioch is
meeting the needs of its homeless population.

The City works very closely with the Contra Costa Homeless Continuum of Care body, called the Council on Homelessness. In 2020, the City's Housing consultant served on the Board of the Council on Homelessness, Healthcare for the Homeless, and the FEMA/United Way EFSP local board, sat on the Review and Ranking Committee for the CoC funding as well as for ESG and Emergency Food and Shelter (EFSP) Grants Committee, and participated in the Equity taskforce.

The City actively participates in all efforts to develop housing and services for persons who are homeless, is an active participant in the County's Zero: 2016 campaign strategy to end Veteran and Chronic Homelessness and works closely with the Housing Authority of Contra Costa and Veteran Administration in Martinez. The City hosts the County's only homeless shelter for disabled homeless persons, continues to work with the County to place a CARE Center in Antioch, and is working to develop the five-acre land the City sold to the County to build homeless housing with services.

Keep

3.1.5 Emergency Shelters and Supportive and
Transitional Housing: Implement recent amendments to
Zoning Code that brought the City into compliance with
State requirements (SB 2) for accommodating
emergency shelters, and transitional and supportive
housing for homeless individuals and families and persons with disabilities. In June 2014, the City established a new Emergency Shelter Overlay District that complies with
The City is in compliance with SB 2, having designated sites for homeless emergency shelters. In 2017, discussions continued with a nonprofit interested in establishing a 50-bed homeless shelter for women and children. In 2016, at City expense, the emergency shelter overlay was changed to include an additional parcel, owned by the City, to possibly become the site of the shelter.

In 2020, the City transferred the parcel to the County for development of the homeless shelter and studio apartments/micro units for homeless individuals.

Keep
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establishment of emergency shelters without
discretionary zoning approval. With this amendment, the City has sites with sufficient capacity to meet the local need for emergency shelters. The City will monitor
implementation of the Zoning Code to determine if
further changes are needed to meet applicable
requirements of State and federal law.

3.1.6 Zoning for Employee and Farmworker Housing:

Amend the Zoning Ordinance to explicitly define and
provide zoning provisions for employee housing in
accordance with California Health and Safety Code
Sections 17021.5 and 17021.6. Specifically, the Ordinance shall be amended to do the following:
 Any employee housing providing accommodations for
six or fewer employees shall be deemed a single-
family structure. Employee housing shall not be
included within the definition the definition of a
boarding house, rooming house, hotel, dormitory, or
other similar term.
 No conditional use permit, zoning variance or other
zoning clearance shall be required of employee
housing that serves six or fewer employees that is not
required of a family dwelling of the same type in the
same zone.

This action will occur in 2021 in tandem with zoning ordinance updates to comply with SB 330 and SB 2 grant.

Modify
Expand to include
additional State law and
other considerations
Goal 4: Reduce residential energy and water use to conserve energy/water and reduce the cost of housing.

Policy 4.1: Provide incentives for energy conservation measures in new housing by providing information on programs available through PG&E.

4.1.1 Encourage Energy Conservation: Continue to
pursue funding sources and program partnerships for
energy saving and conservation. Encourage developers to utilize energy-saving designs and building materials.

Energy conservation for existing housing and neighborhoods is encouraged and supported in a variety of ways:
 Condition of Approval – Energy conservation is incorporated into the standard condition of approval for new developments.
 In 2020 the city continued to partner with the County and the cities of San Pablo and Walnut Creek to launch www.cleanercontracosta.org. This web-platform provides resources to residents that are offered for their address. It allows for residents to easily find energy efficiency tools and rebates for their homes.  The city continues to promote the programs available through BayREN and EnergyUpgrade California, including a Nextdoor post on the Energy Efficient Toolkit available for check out through the County Library System.  Property Assessed Clean Energy (PACE) – Financing Legislation passed by the Keep
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We promote all our PACE programs and all other energy efficiency and solar programs on our website, through social media and on our local access channel. Nextdoor and Facebook posts in 2020 included holiday energy saving tips as well as easy things to do year-round.

4.1.2 Water Conservation Program: As part of the
development review process, ensure that new residential development meets City standards and guidelines for
conserving water through provision of drought-tolerant
landscaping, and the utilization of reclaimed wastewater when feasible. Continue to encourage water conservation through City’s Water Efficient Landscape Ordinance that conforms to the State’s model ordinance.

Antioch is operating under the State of CA Water Efficient Landscape Ordinance (WELO) and has tiered water rates for residential water. The City water department complied with the States drought regulations. Staff promotes a variety of workshops on water conservation, such as "Lose a Lawn, Gain a Garden" and all residents are eligible for Contra Costa Water District water conservation programs and rebates.

Water customers receive information online, through our Recreation Guide and on their water bills. All new development projects are required to comply with WELO requirements.

Keep 4.1.3 Green Building Encouragement: Continue to
encourage “green building” practices in new and existing housing development and neighborhoods. The City will
continue to provide information on green building
programs and resources on the City website and at City
Hall. The City shall continually analyze current
technologies and best practices and update the
informational material as necessary. The City will
continue to promote the Energy Upgrade California
program, which provides incentives for energy-saving
upgrades to existing homes

In addition to the efforts in 4.1.1, the City partnered with California Youth Energy Services to conduct 121 Green Home Site Visits at homes and apartments in Antioch over the summer of 2019, did outreach blitzes with PG&E to Antioch businesses on the East Bay Energy Watch program and participated as an outreach partner in the Sunshares program for discounted photovoltaic systems and electric vehicles.

However, these efforts, although funded, were suspended in 2020 due to the restrictions imposed by the pandemic.

Keep
Goal 5: Remove governmental constraints inhibiting the development of housing required to meet identified needs in Antioch.

Policy 5.1: Review and modify standards and application processes to ensure that City standards do not act to constrain the production of affordable housing units.

5.1.1 Maintain a Streamlined, Affordable Application
Process: Continue efforts to identify ways to streamline and improve the development review process, as well as
eliminate any unnecessary delays and restrictions in the The Master Fee Schedule was reviewed in 2020 to ensure that it only recovers actual costs of providing services. The Schedule is reviewed on an annual basis and is adopted by Council annually. The City augments its small planning and engineering staff with consultants to enable projects to move through the entitlement process Modify
Add information about
SB 35, SB 330 and other
relevant by-right
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projects. Utilize input received from developers to assist in identifying means to implement this program.

Undertake a regular review to ensure that development
review fees are the minimum necessary to recover costs.

The City will review development review procedures and
fee requirements on an annual basis. If, based on its
review, the City finds development review procedures or fees unduly impact the cost or supply of housing, the City will make appropriate revisions to ensure the mitigation of these identified impacts. The recent amendments to
the Zoning Ordinance will make it possible to further
streamline and improve the process by permitting certain developments by right.
quicker. CEQA is consistently the aspect of the entitlement process that increases the time it takes to review development applications.
requirements

5.1.2 Residential Development Impact Fee Ordinances:

Ensure that new residential development is adequately
served by public facilities and services by continuing to implement the Development Impact Fee Program. Based
on the findings of an impact fee study completed in
February 2014, the fee schedule includes a maximum of
$7,198 per single-family unit and $4,692 per multifamily unit, which is similar to comparable jurisdictions. The Development Impact Fee Ordinance provides certainty of
fees for developers. The fee was based on the projected costs of capital facility, equipment and infrastructure improvements necessary to serve the new development
within the city.

The City Council adopted new development impact fees at a lower rate for qualified Senior Housing.

Keep

5.1.3 Density Bonus Ordinance: Zoning Ordinance was
amended to bring City’s requirements into compliance
with State law. Continue to monitor implementation to
identify further changes that may be required.

The Zoning Ordinance was amended in 2014 to bring the City into compliance with State law. Further modifications were made in 2020 to update the ordinance to mirror the State ordinance.

Keep

5.1.4 Pre-Application Conferences: Continue pre-
application conferences for applicants to assist
developers in meeting City requirements and
development expectations.

Preapplication conferences at no cost to the applicant continue to occur for all affordable and market rate housing projects.

Keep

5.1.5 Development Standards Handouts: Regularly
update handouts on development standards.

Handouts on development standards were updated in 2019. Handouts are available online and at City offices.

Keep

5.1.6 Review and Revise Residential Parking
Requirements: Continue to monitor the effects of the
The City has monitored the changes to the residential parking requirements and found that generally developers continue to meet the parking requirements without Modify

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allow reduction of parking requirements that may
constrain residential development. The amendments
established procedures broadening the authority of the
Zoning Administrator and the Planning Commission to
allow reductions to a project’s normally required number of parking spaces and modifications to development
standards for parking areas. The amended provisions
allow modification to parking requirements without
requiring approval of a variance.
using the parking reduction code amendments. The City continues to monitor this item.

Have heard mixed things
about parking in Antioch
and will reframe this
program to by about
collection information on
best practices

5.1.7 Review and Revise Use Permit Approval
Processes and Criteria: Continue to monitor the effects of the recent amendments to the Zoning Ordinance on
the use permit approval process. The Zoning Ordinance
now allows up to 20 units/acre to be permitted by right in the new R-25 and R-35 districts, subject to compliance
with all other applicable standards. Allowing multi-family uses to be permitted by right and introducing new
development standards minimizes the subjective
approval criteria as well as removing a layer of
discretionary review, which may be viewed as constraints.

As part of the SB 2 grant for the City’s Strategic Infill Housing Study in early 2021, the City and the City’s consultants met with developers, property owners, and stakeholders to discuss residential development in the city. Use Permits were not listed as being a specific deterrent to building multifamily housing. The code amendments to be adopted as part of the project would allow certain commercial sites to develop residential uses through a streamlined, non-discretionary process.

Modify

5.1.8 Amend Residential Growth Management
Program Ordinance: Municipal growth initiatives that
limit the number of new units that may be constructed
each year have been found in conflict with State law if they affect the jurisdiction’s ability to meet its Regional Housing Needs Allocation (RHNA). If the City experiences a significant increase in its rate of development, and it appears that the trigger will be met, it will amend the Residential Growth Management Program Ordinance to
exempt income-restricted housing needed to meet
RHNA. If the Ordinance is amended, the City will consider and address any undue constraints on housing cost and
supply and approval certainty and timing. However, at
the current rate of development, the need for this
revision appears unlikely.

On October 9, 2019, the City amended the Residential Growth Management program to exempt 100 percent low, very low, or senior designated affordable housing units are exempt from the unit count in order to accommodate new housing development while meeting the requirements of Measure U, which was adopted by the voters in 1998. Based on the current rate of development, further amendments in the near future appear unlikely.

Keep
The City does not
enforce growth
management allocations,
as discussed in the
Governmental
Constraints section.

However, this policy
implements a voter-
approved measure that
requires a vote to change
and therefore remains in
the General Plan.

5.1.9 Monitor Effects of Regional Fees: Like other
jurisdictions in the county, Antioch is subject to regional transportation impact fees levied by Contra Costa
County. The City shall monitor the effects of these fees Participate in regional discussions and participate in Regional Transportation meetings and committees through CCTA.

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with the County to ensure that the fees are equitable and appropriately applied and adjusted. The City shall also work with the County to pursue a fee reduction or
exemption for high density housing near transit.

5.1.10 Use Permit Process Monitoring: The City will
evaluate the impacts and potential constraints to multi- family development in the R-25 and R-35 zones. The
report will be referenced in the progress report required pursuant to Government Code Section 65400. The
evaluation will consider approvals and denials, number of applications, length of approval process, types of
conditions imposed including cost and any reductions in the initially proposed number of units. The City will solicit and consider input from developers including non-profit organizations as part of the evaluation process. If the City determines that the process does pose a constraint to the development of housing including housing affordable to
lower-income households, the City will evaluate the
necessary steps to remove or mitigate the constraint such as replacing the use permit process or other similar
action.

As part of the SB 2 grant for the City’s Strategic Infill Housing Study in early 2021, the City and the City’s consultants met with developers, property owners, and stakeholders to discuss residential development in the city. Use Permits were not listed as being a specific deterrent to building multifamily housing. The code amendments to be adopted as part of the project would allow certain commercial sites to develop residential uses through a streamlined, non-discretionary process.

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Goal 6: Provide equal housing opportunities for all existing and future Antioch residents.

Policy 6.1: Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing.

6.1.1 Cooperative Association: Continue to contract
with Bay Area Legal Aid or other similar organizations to provide fair housing counseling and tenant/landlord
counseling. Continue to refer cases and questions to the appropriate fair housing service provider for enforcement of prohibitions on discrimination in lending practices and in the sale or rental of housing. Additionally, the City will create written materials in English and Spanish,
explaining how complaints can be filed. The materials will be available at City Hall in the Community Development
Department, City Manager’s office, the City’s website and throughout the community in places such as bus stops,
public libraries, community centers, local social centers, and other public locations.

The City coordinates with all CDBG jurisdictions to jointly offer Fair Housing and Tenant/Landlord Counseling program services, provided by Bay Area Legal Aid and Echo Housing, throughout Contra Costa. These contracts are funded by CDBG and operate on a fiscal year basis.

For Fiscal years 2019-20 and 2020-21, Antioch funded Fair Housing at $25k and Tenant/ Landlord services at $15k for FY 2019-20 and $30,000 for FY 20-21. Antioch funded Fair Housing at $25k and Tenant/ Landlord services at $15k for FY 2017-18, and similar levels for 2016-17. Because of the COVID-19 pandemic, the City received additional CDBG-CV funding. The City allocated $205,000 to ECHO Housing for Eviction Prevention services, legal services, Foreclosure Prevention services, and doubled the Tenant/Landlord Counseling budget. which it used to provide legal services to help prevent evictions. It also allocated almost $1mi for tenant rental assistance. Most services have been delivered by telephone or Zoom meetings with clients.

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Fair Housing – The purpose of Fair Housing services is to end housing discrimination by providing discrimination investigations, counseling, mediation and advocacy, education and legal referrals, legal representation, and housing testing. Services included counseling on such issues as evictions, lockouts, mortgage foreclosure, repairs and habitability, security deposits, understanding lease terms, negotiating debt payment plans between landlords and tenants, and assisted tenants in public housing and those with Section 8 vouchers. In calendar year 2020, 72 Antioch residents were given Fair Housing services. In calendar year 2019, 23 Antioch residents were given Fair Housing services and testing of 15 rental apartments was undertaken by ECHO. We are happy to report that testing revealed no instances of discrimination. In calendar year 2017, 26 Antioch residents were given Fair Housing services.

Tenant/Landlord – The purpose of Tenant/Landlord housing service is to provide housing counseling and legal services to Antioch tenants and/or landlords to preserve their rights and responsibilities under federal, state, and local housing laws. In 2020, 120 Antioch residents received such services. In 2019, 189 Antioch residents received such services. In 2016, 168 Antioch residents received such services. 1 [SJS1]The Rivertown/Urban Waterfront Focus Area has been repealed and replaced with the Downtown Specific Plan.

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INTRODUCTION
With the passage of Assembly Bill (AB) 686 in 2018, infusing racial and social equity into community engagement is now a legally mandated requirement for public agencies in California. Housing Element law requires “meaningful, frequent, and ongoing community participation, consultation, and coordination” during preparation and adoption of the Housing Element and a diligent effort to include all economic segments of the community. According to the California Department of Housing and Community Development (HCD)’s guidance on Affirmatively Furthering Fair Housing (AFFH)1, jurisdictions should consider the following best practices, which the City followed:
 Consider geographic barriers to participation and include a variety of meeting types and locations, including transit-accessible locations, remote meeting options, and meetings outside of work hours
 Include ample time for the public to review the Draft Housing Element online and in person before submission to HCD
 Offer translation and interpretation services and ensure accessibility for persons with Limited English Proficiency (LEP)
 Avoid overly technical language to make information more accessible  Identify and consult the following types of key stakeholders who can assist with engaging low- income households and protected classes:
o Community-based organizations (CBOs) that represent historically marginalized, underserved, and underfunded communities
o Public housing authorities
o Housing and community development providers
o Lower income community members and households that include persons in protected classes o Fair Housing agencies
o Independent living centers
o Regional centers
o Homeless service agencies
o Churches and community service organizations that serve marginalized communities, especially those with limited English proficiency
 Integrate and align engagement for the Housing and EJ Elements

1 California Department of Housing and Community Development, 2021. Affirmatively Furthering Fair Housing:

Guidance for All Public Entities and for Housing Elements, April.

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E-2 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T A dedicated website hosted by the City was used throughout the project’s entirety, which was updated with summaries of outreach activity results on a rolling basis. The updates included information on the project schedule, upcoming outreach opportunities, and drafts of deliverables available for public review and comment. The website utilized the City’s built-in translation tool to translate all web content, except the Housing Element guide, which was translated in Spanish.

The following goals and metrics were used throughout the community outreach process for the Housing Element update.

1. Community engagement activities reached and included the voices of those in protected classes and those who have been historically excluded, including:
 People who have not previously participated in planning processes.  Low-income households and the unhoused.
 Latino community.
 Residents in low-income neighborhoods disproportionately impacted by environmental hazards.

How to measure success: demographic tracking to see who is participating compared to the population as a whole.

2. The City sees a greater level of engagement from the community that goes beyond the usual suspects and development/real estate professionals to include those who may not feel as connected to Antioch.

How to measure success: the number of participants we get at meetings and other events/activities compared to historic levels of participation.

3. The community sees their input in the final Housing, Safety, and EJ Elements.

How to measure success: a summary of comments can identify that all comments were considered and the majority incorporated into deliverables.

The Housing Element and the update process was successful in meeting these goals, as evident in the following:
 City staff reported higher attendance at Housing Element meetings than previously reached in other planning efforts
 Spanish-language focus groups and a bilingual community meeting were successful in reaching over 29 residents, many of whom lived in neighborhoods with disproportionate impacts and earned below the median income
 Stories shared during community meetings and focus groups included a rich diversity of experiences, including homeowners who had lost their homes in the foreclosure crisis, renters who experienced threats from landlords, and residents at risk of displacement  Tables throughout this appendix detail how feedback was incorporated for each engagement activity conducted.

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STAKEHOLDER INTERVIEWS AND FOCUS GROUPS
Interviews or focus groups were conducted with 14 stakeholders, including Spanish-speaking residents from the environmental justice neighborhoods, to better understand constraints, housing needs, and fair housing opportunities.

The main constraints and opportunities identified during these interviews are listed below.

CONSTRAINTS

1. Site availability.
o Affordable housing opportunities should be distributed throughout the community, not segregated to particular neighborhoods or sections of the City. o Contra Costa County does not have an adequate vehicle for a local match (affordable housing bond or other local resources that can provide a local match), leading affordable projects in the County less competitive for federal tax credits.
o Existing environmental constraints on a site may make it more difficult and costly to develop.

2. Barriers to rehabilitation funding.
o Homeowners that live in a flood zone are required to have flood insurance to access federal funding for repairs, which is cost prohibitive for many low-income homeowners. o Owners of mobile homes cannot secure loans because they are not considered real property. o Antioch’s grant and loan program requires that a lien be placed on a home for two years for grants of $15,000 or more, which turns homeowners off from the program due to fear of a lien, and the amount of time it takes to administer.

3. Market-related barriers, including high construction costs for both single-family and multi-family development.
o Primarily due to shortage of labor and materials.
o Lengthy approval process adds to the cost of development.

4. Local resistance to higher multi-family densities. The community have historically preferred low- density housing.

SPECIAL HOUSING NEEDS
Regional groups in East Contra Costa County identified Antioch as one of the highest need areas in terms of housing disparities. Affordability and habitability/safety are consistently cited as the top concerns related to housing in Antioch, especially related to people with disabilities, low-income families with children, and Antioch’s unhoused population. Widespread displacement from other Bay Area communities have led to rapid low-income population growth in Antioch, stretching the resources and supply of affordable units. Antioch residents with disabilities and seniors living on social security are on a fixed income and can’t afford rent. Additionally, unhoused Antioch residents are in need of a living facility with wraparound services.

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E-4 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T Specific to affordable housing and fair housing, the following barriers were cited.  A lack of affordable housing with adequate amenities, including access to transit, safety features, case management for fair housing on-site, and childcare.  A lack of housing that is affordable enough to avoid rent burden (households paying over 30 percent of their income on housing).
 A lack of landlord/tenant counseling, and discrimination and harassment protection (or lack of widespread awareness of these services). Also, a lack of rent control leading to households being priced out and lack of just cause eviction policies.
 A lack of effective outreach campaigns, especially for non-English speaking households and seniors.  A lack of quality parks around

OPPORTUNITIES
 Collaboration efforts among community-based organizations (CBOs) and public resources to more effectively reach Antioch residents and ensure people know to call 211 or where to find resources online.
 The City of Antioch can lead the region to get more federal funds to help with homeownership.  Public health programs run by the County, including interventions related to lead paint exposure and asthma, can be amplified by the City to better serve low-income households and households in areas with disproportionate environmental impacts.

INCORPORATION INTO HOUSING ELEMENT
Feedback from stakeholder interviews was used to inform the Constraints section of the Housing Element, and policies and programs are proposed to directly address the barriers that were identified, as summarized below.

What We Heard Policy or Program
There is a lack of affordable housing with adequate amenities, including access to transit, safety features, on-site case management, and childcare.

Program 2.1.5 commits the City to track and pursue funding for affordable housing and Program 5.1.14 seeks to ensure affordable housing sites are located in areas with relatively higher access to opportunity.

There is a need for more tenant protections, including
discrimination and harassment protection, just cause policies, and rent control.

Program 5.1.9 establishes tenant protections consistent with Assembly Bill 1482, including measures related to relocation, documentation, rent control, and just cause eviction.

There are barriers for low-income homeowners to access
rehabilitation funding.

Program 4.1.12 removes the two-year lien requirement that was cited as a governmental constraint to accessing rehabilitation funding. Program 5.1.6 prioritizes home repair grants in the neighborhoods with the most need.

Contra Costa County does not have an adequate vehicle for a local match (affordable housing bond or other local resources that can provide a local match), leading affordable projects in the County less competitive for federal tax credits.

Through Program 5.1.13, the City would support County efforts to obtain an affordable housing bond issuance to finance affordable housing production and preservation activities.

Affordable housing opportunities should be distributed
throughout the community, not segregated to particular
neighborhoods or sections of the City.

The sites inventory and related programs (Programs 4.1.14 and

5.1.14) disperse affordable housing sites throughout the city and avoid concentrating units in northwestern Antioch where there are higher concentrations of poverty.

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accessible units in affordable housing projects and to increase awareness around reasonable accommodation.

COMMUNITY MEETINGS
COMMUNITY MEETING #1
The first community meeting on February 17, 2022, utilized breakout rooms and a live poll to gather community feedback. To publicize the meeting, the following organizations and agencies were asked to send or pass out the flyer shown below: Antioch Unified School District, Opportunity Junction, BAART Programs, Brighter Beginnings, Antioch Rotary Club, East Bay Goodwill, AspiraNet, and CIWP.

Physical flyers were also put up in several neighborhoods throughout the City. Physical flyers were also posted in the following locations throughout the City: City of Antioch City Hall on H Street, Antioch Food Center on E 18th Street, Rite Aid on E 18th Street, Cielo Supermarket on A Street, United States Postal Service on 4th Street, United States Postal Service on W Tregallas Road, Nu Delhi Bazaar on Lone Tree Way, Starbucks on Lone Tree Way, Starbucks on Somersville Road, Kaiser Permanente Delta Fair on Delta Fair Blvd, Antioch BART station, and Safeway on Deer Valley Road. The City also publicized the meeting on Next Door, the City’s website, and via social media.

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During breakout rooms discussions, participants were encouraged to give feedback on Antioch’s key housing needs and challenges, potential housing sites, and the location of Environmental Justice (EJ) neighborhoods. Participants answered five questions after receiving a presentation about housing needs and EJ concerns in Antioch and seeing a draft of the housing sites inventory. The feedback received during these discussion groups is listed below.

1. What, if anything, stood out from what you just heard? Does it seem correct? Are we leaving any key issues out from our talk on housing?
 It is important to look at the Affirmatively Furthering Fair Housing analysis during the site selection process. Community engagement there is very important as well.  Community members want to see how much of past RHNA goals Antioch has met.  Some attendees wondered whether the map is sufficient to provide up to3,000 homes but thinks it looks good overall.
 Antioch is very car dependent, and for low-income areas it can be very isolating regarding services. They hope the City will think about this for future planning.

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E-8 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T  Resident appreciates maps and opportunity areas, seeking an overlay of affordable housing with respect to opportunity zones and EJ areas—expressed concerns for seeing successful assessment of fair housing and affordable programs.
 Community members curious about what dictates “affordable housing.”

2. What are some of Antioch’s key housing needs and challenges? What did you think about the neighborhoods identified as Environmental Justice neighborhoods? Did we miss any?  The car dependency.
 Provide housing where it should go, but also discourage housing where it shouldn’t go. Placing it next to transit reduces car dependency, and bike paths. There may be an opportunity through something like density transfer to shift units zoned for housing into infill sites closer to needed services so the City can 1) protect open space and green belt, 2) reduce GHG from cars, 3) amp up housing where it’s needed and can be more affordable and be less damaging to the environment.  The amount of infrastructure needed to support more housing needs consideration. In particular, near 18th street there is a back access to BART, which could easily bring a 4-mile trip to a 1-mile trip.
 Surprised the area near Buchanan Road isn’t included as an EJ neighborhood due to environmental issues they’ve noticed there.
 Anywhere near the freeway, there are a lot of trucks especially with the new Amazon facility in Oakley increasing truck emissions and frequency. Keeping housing away from freeway would be best.

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A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T E-9  Someone wished there was more flexibility in identifying which neighborhoods are considered EJ neighborhoods beyond the quantitative metrics.

3. How do you feel about the identified housing sites? Do you think the sites have been spread throughout the city well?
 There was agreement that keeping new housing away from the freeway is best.  There was concern about a lack of a feeling of community when all the affordable housing is spread throughout the city and scattered.
 Community members noticed a generally lack of new development capacity in the southern part of the City.
 More concern for proximity to transit than actual location of sites.  One member says the sites look spread out, surprised that the sites visible meets the standards.  One member wanted to know if EJ properties near the harbor are included in updates for sea level rise.
 One member of the public supported more multifamily and affordable housing opportunities in the southern boundary area market-rate housing community to better integrate and provide more business opportunities.

4. What words describe housing in your community ideally in the future?  Affordable
 All-electric
 Safe
 Walkable
 Recycled materials
 Duplexes, townhomes, not just big McMansions. Different types  Infill, keep open areas open and fill in where it’s already developed  Equity and Opportunity
 Healthy
 Equitable
 Affordable
 Accessible
 Sustainable
 Opportunity for work and careers

5. Are there any other topics we didn’t address that you’d like to discuss right now?  Many renters are extremely housing burdened, we should make sure the affordable housing that is built is actually affordable enough for the people who live here.  There seems to be a lack of tenant protections in Antioch.

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E-10 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T  Hopes the City will encourage alternative energy sources – not just solar but single house windmills and using smaller local grids.
 There are cost barriers that are difficult to build affordable housing and do the right thing for people with property they want to build affordable homes on. Connectivity fees, such as to Contra Costa Water, are too high just for the right to do business with them. The City needs more flexibility and some way to work through this would go a long way to ensure we can provide these price points that we all want.

Live Poll
In addition to the breakout rooms, a live poll was used to collect data. The results are shown below.

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Exit Poll Surveys
Online exit poll surveys were open following the first community meeting to assess the demographics of those who attended and compare to city demographics. The results and comparisons are described below.

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Hispanic or Latinx residents make up 33% of Antioch’s population, but only 20% of the community meeting participants. White or Caucasian residents (28% of Antioch’s population) and Black or African American were slightly over-represented at 30% of participants, while Black or African American residents (21% of Antioch’s population) also represented 30% of the community meeting participants.

Asian or Asian Americans make up 12% of Antioch’s population and 10% of the community meeting participants.

No one under 35 years old completed the first exit survey, nor anyone who did not speak English as a first language. Homeowners in Antioch make up 60% of the population, but were over-represented in the community meeting which was 80% homeowners.

To address the need for greater participation from renters, young adults, households with larger families, and Spanish speakers, the following practices were implemented for future outreach:

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E-18 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T  A Spanish-language focus group and bilingual community meeting were implemented to better reach the Latinx community
 Publicity for the second community meeting was targeted at apartments, including Casa Blanca Apartments, Cypress Meadows Apartments, Delta Pines Apartments, and Delta View Apartments  A partnership with First Five was established to reach their members who are primarily Spanish speakers and advocates for families
COMMUNITY MEETING #2
The second community meeting on April 13, 2022, utilized group discussion and live polls to gather community feedback. To publicize the meeting, the following organizations and agencies were asked to share the flyer shown below: Antioch Unified School District, Opportunity Junction, BAART Programs, Brighter Beginnings, Antioch Rotary Club, East Bay Goodwill, AspiraNet, CIWP, Contra Costa Health Services, Independent Living Resources, Alpha Home Care for Seniors, First 5, ECHO, Shelter Inc, CC Senior Legal Services, Bay Area Legal Aid, Habitat for Humanity, San Vincent de Paul, and Cypress Meadows Apartment.

Physical flyers were also put up in several neighborhoods throughout the City. Physical flyers were also posted in the following locations throughout the City: Antioch Food Center on E 18th Street, Rite Aid on E 18th Street, Cielo Supermarket on A Street, United States Postal Service on 4th Street, United States Postal Service on W Tregallas Road, Nu Delhi Bazaar on Lone Tree Way, Starbucks on Lone Tree Way, Starbucks on Somersville Road, Antioch BART station, Safeway on Deer Valley Road, Antioch Contra Costa Library on 18th Street, Bridgemont on J Street, Casa Blanca Apartments on Claudia Court, Tom’s Wash and Fold on Delta Fair Blvd, Laundry Room on Delta Fair Blvd, Launderland on A Street, and Antioch Senior Center on 2nd Street. The City also publicized the meeting on Next Door, the City’s website, and via social media.

The first part of the meeting was a 25min-30min presentation about the housing element, goals and policies of the housing element, and environmental justice. During the presentation, live polls were used to gather participant feedback. The results are described below.

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This was followed by a 40-45min discussion with the participants. The discussion about was about the housing element goals and their relationship to housing needs in Antioch.

Key points from the discussion, organized according to each housing element goal, are listed below.

Goal 1: Housing Conservation and Improvement
 Community land trusts as an option to preserve housing Goal 2: Housing Production
 Ensuring there are various types of housing available in the city, such as townhomes, single family, apartments, etc.
 Locating apartments near services is important.
 Programs to assist residents with down payments would be helpful.

Goal 3: Special Needs Housing
 The conditional use permit currently required to build in the transitional housing overlay may serve as a hinderance to getting housing built.

Goal 4: Elimination of Government Constraints
 Most people in the east bay require a car to get to their job. It is important to consider parking when considering housing.

Goal 5: Fair Housing
 It is important to have tenant protections as rents continue to rise.

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E-22 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T  Education for tenants and landlords about their rights would be useful.

After the discussion, participants were informed about next steps for the housing element and provided relevant contact information if they had any comments or concerns.

BILINGUAL COMMUNITY MEETING #3
The third community meeting on May 4 was co-hosted by First Five, an organization dedicated to ensuring children grow up healthy, ready for school, and supported in safe and nurturing families and communities. First Five is active in housing issues in Antioch and is currently completing a housing needs assessment. They are also a trusted organization among Antioch’s Latinx community. The meeting content and format was formed in partnership with First Five to ensure ample time for community discussion. The meeting was conducted in English and Spanish on Zoom, with a Spanish- language interpretation channel available during the presentation and discussion naturally flowing between Spanish and English with back interpretation as needed. The meeting was attended by 21 community members.

Participants were asked to describe housing in Antioch and common themes included inadequate housing conditions, fair housing concerns, and housing cost. The words or phrases participants gave included:
 Inseguro/unsafe
 Lack of flexible rent cost
 Gentrification
 Crowded
 Sparse
 Racist/Racista
 Unprotected
 Unstable/inestable
 Expensive/costoso
 No tenant protections
 inequitable
 Dangerous/Peligroso

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After a brief presentation on the Housing Element goals and EJ analysis, discussion was opened to discuss the housing element goals and their relationship to housing needs in Antioch.

Key points from the discussion, organized as constraints and opportunities, are listed below.

Housing Needs and Constraints
 Tenants have felt intimidated or threatened by landlords to request repairs needed for their homes to be safe and healthy. Some residents reported experiencing potentially retaliatory behavior for actions they have taken (e.g., rent increases after participating in protests).

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E-24 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T  The housing stock is unsafe for kids with houses in the The rent increases allowed even with State tenant protections provided by AB 1482 are too high (10% increase over one year) for many Antioch families.
 The units and circumstances protected from just cause eviction under State law exempt many units in Antioch, including units constructed in the last 15 years and tenants that have not been living in the same place for one year.
 Sycamore neighborhood strewn with garbage, abandoned vehicles, and other hazards.  Rental housing is important for some segments of the community but the current regulations mean it is unstable. Homeownership opportunities would allow people to feel safe in their homes and is important for creating generational wealth, especially for groups that have historically been blocked from homeownership opportunities.
 There is a need for more legal services and to remove the paperwork and requirements needed to access these services. Residents reported that they end up abandoning efforts to obtain legal services given the time it takes to navigate systems.
 Homelessness is prevalent in Antioch and rents are too high.  Antioch residents are unable to compete for homes with investors who offer cash and use houses just to make money.
 Black and Latinx residents are experiencing housing discrimination.  Parks need improvements, including lighting and accessibility improvements and restrooms and/or water fountains. Parks are not walking distance from residents in northern Antioch.  Clean air and improved schools are other priorities that affect residents’ access to opportunities.

There is concern about placing housing near Highway 4 due to air quality concerns from vehicle emissions.

Potential Solutions and Opportunities
 Community land trusts, community benefits districts, and tenant opportunity to purchase and/or community opportunity to purchase acts can be established to prevent displacement and protect tenants.
 Tenant protections such as an anti-harassment ordinance, just cause eviction protections, and/or rent control can correct perceived power imbalances between tenants and landlords and empower tenants to take action against unsafe or inadequate housing conditions without fear of retaliation.  A local just cause ordinance could remove loopholes in State law and decrease the causes considered permissible for eviction.
 Public, City-owned land could be used for affordable housing.  Owner-occupancy requirements for certain housing typologies could create more stable neighborhoods and ensure residents are part of the Antioch community and not extracting investments out of housing.
 Models were landlords and property owners pay extra taxes or fees could create financial resources to fund a rend board. The City of Richmond was cited as a model where landlords pay for the costs to administer a rent control program.

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A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T E-25  Homelessness interventions should address the root causes of homelessness.  Educate renters on what their rights are as renters in Antioch.  Education around homeownership and giving youth a roadmap to achieve homeownership can help build generational wealth and create more stable neighborhoods.  A needs assessment on parks provides information on the quality of each of Antioch’s parks and can be used to inform EJ policies.
 Inclusionary zoning could increase the stock of affordable housing in Antioch.

INCORPORATION INTO HOUSING ELEMENT
Feedback from the community meetings was used to inform the Constraints, Housing Needs, and AFFH sections of the Housing Element, and policies and programs are proposed to directly address the barriers that were identified, as summarized below.

What We Heard Policy or Program
There is a need for more affordable housing near transit and jobs and better infrastructure in underserved neighborhoods.

Place housing near transit and bike paths.

In accordance with Program 3.1.2, the City will seek opportunities to develop affordable senior housing when collaborating with affordable housing developers in proximity to, and accessible to, commercial and civic services and public transit. The City will also work with the County to pursue a fee reduction or exemption for high-density housing near transit through Program 4.1.8.

It is important to look at the Affirmatively Furthering Fair Housing analysis during the site selection process. Community engagement there is very important as well.

The sites inventory and related programs (Programs 4.1.14 and

5.1.14) disperse affordable housing sites throughout the city and avoid concentrating units in northwestern Antioch where there are higher concentrations of poverty.

Sites for affordable housing should be selected based on proximity to services and transit. Housing should not be placed directly adjacent to highways given concerns for air quality and other environmental justice issues.

The sites inventory and related programs (Programs 4.1.14 and

5.1.14) disperse affordable housing sites throughout the city and proximity to services and transit were considering during the site selection process. The EJ neighborhoods with the greatest environmental hazards were avoided when considering the placement of affordable housing sites.

There is a need for more tenant protections, including
discrimination and harassment protection, just cause policies, and rent control.

Program 5.1.9 establishes tenant protections consistent with Assembly Bill 1482, including measures related to relocation, documentation, rent control, and just cause eviction.

Tenants are not aware of their rights and landlords are not kept accountable for provided safe and healthy housing. Many housing situations are currently unsafe and inadequate.

Program 5.1.10 requires landlords to participate in fair housing training as a condition of their business license approval and Program 5.1.11 would ensure continued publication of resources and services available to tenants. Program 5.1.1 calls for continued collaboration with legal providers and fair housing services to provide educational services, including know your rights trainings.

Utilize regulatory and financial tools like by-right, and COPA/TOPA, community land trusts, and inclusionary.

Through Program 5.1.13, the City will support Contra Costa County’s exploration of a countywide affordable housing bond issuance that would support efforts to develop permanent supportive housing, to build affordable housing for families, and to preserve affordable housing in areas undergoing gentrification and displacement.

Residents have a desire for more homeownership
opportunities.

Program 2.1.2 the City will support construction of new housing for homeownership and rental units on vacant and non-vacant sites identified in the sites inventory.

People are concerned with homelessness and housing for
persons with disabilities.

Programs 5.1.3 and 5.1.12 seek to incentivize greater numbers of accessible units in affordable housing projects and to increase awareness around reasonable accommodation.

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E-26 A P P E N D I X E : P U B L I C E N G A G E M E N T I N P U T The City should partner with fair housing organizations and other community based organizations to reach more residents.

Program 1.1.7 expands partnerships between various
governmental, public service, and private agencies and advocacy organizations to provide ongoing workshops and written materials to aid in the prevention of foreclosures. Program 5.1.10 continues partnerships ECHO Housing and/or Bay Area Legal Aid to
perform fair housing training for landlords and tenants. Program

5.1.11 continue maintenance of a webpage specific to fair housing including resources for residents who feel they have experienced discrimination, information about filing fair housing complaints with HCD or HUD, and information about protected classes under the Fair Housing Act. 5.1.16 complements implementation Program 2.1.8, in which the City partners with Habitat for Humanity to create an ADU/JADU loan product and requires loan recipients to affirmatively market their ADU to populations with disproportionate housing needs.

Connectivity fees, such as to Contra Costa Water, are too high just for the right to do business with them. The City needs more flexibility and some way to work through this would go a long way to ensure we can provide these price points that we all want.

The City is working to reduce fees generally. Program 4.1.2 ensures that new residential development is adequately served by public facilities and services by continuing to implement the Development Impact Fee Program. Program 4.1.8 monitors the effects of regional fees levied by the County.

The City should encourage alternative energy sources – not just solar but single house windmills and using smaller local grids.

Program 1.3.2 encourages energy conservation through pursuing funding sources and program partnerships for energy saving and conservation. Program 1.1.10 encourages “green building” practices in new and existing housing development and
neighborhoods.

There is a need for more tenant protections, including
discrimination and harassment protection.

Program 5.1.9 establishes tenant protections consistent with Assembly Bill 1482, including measures related to relocation, documentation, rent control, and just cause eviction.

Community members noticed a generally lack of new
development capacity in the southern part of the City.

The sites inventory and related programs (Programs 4.1.14 and

5.1.14) disperse affordable housing sites throughout the city and avoid concentrating units in northwestern Antioch where there are higher concentrations of poverty.

COMMUNITY-WIDE SURVEY
The City also prepared an online survey to help design housing strategies that reflect local priorities, while still meeting State requirements. Two versions of the survey, one in English and one in Spanish, were posted online from April 1, 2022, to April 15, 2022, then again between April 20 and April 22. The survey was shared with participants signed up for housing element updates via the city website.

Additionally, the survey was shared with Antioch CIWP, Aspiranet, East Bay Goodwill, Antioch Rotary Club, Brighter Beginnings, BAART Programs, Opportunity Junction, Antioch Unified School District, Contra Costa Health Services, Independent Living Resources, Alpha Home Care for Seniors, First 5, ECHO, Shelter Inc, CC Senior Legal Services, Bay Area Legal Aid, Habitat for Humanity, San Vincent de Paul, and Cypress Meadows Apartments. A total of 31 people, 26 of which live in the City of Antioch, completed the survey in English. A total of 4 people completed the survey in Spanish. The results of the survey are shown below.

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INCORPORATION INTO HOUSING ELEMENT
Feedback from the survey shaped the policies and programs included in the Housing Element, Safety Element, and Environmental Justice policies. Programs with the most support were included in the elements, including what is summarized below.

What We Heard Policy or Program
Residents are interested in education about their rights as tenants and are concerned about tenant harassment and
unlawful housing discrimination. Spanish-speaking
respondents were more supportive fair housing
interventions than English speaking respondents, perhaps indicating a greater appetite for fair housing programs in the Spanish speaking community.

Program 5.1.10 continues partnerships ECHO Housing and/or Bay Area Legal Aid to perform fair housing training for landlords and tenants.

Program 5.1.11 continue maintenance of a webpage specific to fair housing including resources for residents who feel they have experienced discrimination, information about filing fair housing complaints with HCD or HUD, and information about protected classes under the Fair Housing Act. See the Fair Housing Action Plan in Chapter 3 for more information.

Survey respondents were most supportive of rezoning
commercial land for residential uses and establishing an inclusionary housing requirement. Solutions with less
support included converting single-family units to
duplexes and requiring affordable housing impact fees
for new residential development.

The sites inventory includes approximately 20 sites currently designated for commercial uses that would be rezoned for medium- or high-density residential uses. Program 2.1.10 begins the process to potentially establish inclusionary housing in Antioch.

Survey respondents are interested in a variety of housing types, especially housing for seniors, interim/transitional housing for people looking to transition from
homelessness, and reserving multi-family units for low- income residents. Spanish-speaking respondents were
more likely to value housing for larger families and/or multiple generations than their English-speaking
counterparts.

In accordance with Program 3.1.2, the City will seek opportunities to develop affordable senior housing when collaborating with affordable housing developers in proximity to, and accessible to, commercial and civic services and public transit. Program 3.1.5 facilitates the development of supportive and transitional housing. Programs 2.1.7 and 3.1.1 address housing needs for large families.

Antioch needs more of both rental and ownership units.

Program 2.1.2 identified adequate sites to accommodate its fair share of extremely low-, very low-, and low-income housing for this Housing Element planning period, including both ownership and rental units.

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PUBLIC REVIEW DRAFT STUDY SESSIONS AND PUBLIC

HEARINGS
At the Study Sessions and Public hearings held for the Public Review Draft Housing Element many members of the public, including members of community benefit organizations (CBOs) such as First 5 Contra Costa’s East County Regional Group, Monument Impact, and ACCE, offered public comment on the Public Review Housing Element Draft. Speakers from the public requested that the Public Review Draft Housing Element, specifically proposed policies regarding tenant protections and an inclusionary housing program be revised to include more robust and detailed policy language. Speakers emphasized the prevalence of steep rental increases and instances of extreme cost-burden by households throughout the city, as well as instances of landlord harassment including unjustified threats of eviction, and general neglect of maintenance requests and property upkeep. Speakers requested additional protections, beyond, and more inclusive than, those offered by the State’s AB 1482 including the exploration and adoption of rent control measures, and anti-harassment and just cause ordinances.

INCORPORATION INTO HOUSING ELEMENT
What We Heard Policy or Program
Public comments requested that the Public Review Draft
Housing Element be revised to include more robust and
proactive tenant protection measures. Speakers
emphasized the prevalence of steep rental increases and instances of extreme cost-burden by households
throughout the city, as well as instances of landlord
harassment including unjustified threats of eviction, and general neglect of maintenance requests and property
upkeep. Speakers requested additional protections,
beyond, and more inclusive than, those offered by the
State’s AB 1482 including the exploration and adoption of rent control measures, and anti-harassment and just
cause ordinances
Policy 5.1.9 Tenant Protections was revised to detail tenant protections mentioned by the public as well as associated timelines related to such measures. See Chapter 7 of this Element.

Public comments requested that the Public Review Draft
Housing Element be revised to include more
comprehensive information regarding the City’s
proposed exploration of an inclusionary housing
program.

Policy 2.1.10 Inclusionary Housing was revised to further detail the City’s proposed analysis of an inclusionary housing program. See Chapter 7 of this Element.

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EX

HIBIT B

2022 HOUSING ELEMENT STATUTORY PROVISIONS CHECKLIST

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DISCLAIMER: This document is to assist cities and counties that may adopt a housing element before January 31, 2023 and before receiving HCD approval of the proposed Housing Element. To be in substantial compliance with state law, a housing element must contain all of the provisions mandated by state housing element law. The table below lists the statutory requirements in the left column, and the jurisdiction can indicate in the right column where in the Housing Element the requirement is satisfied, by page number, for instance. Jurisdictions should consult with their legal counsel to determine whether the table, along with a response to each of HCD’s comments (if the jurisdiction has received comments) should be incorporated into the resolution adopting the housing element.

2022 Housing Element Statutory Provisions Checklist
Section 65583

Government Code Provision Housing Element
Compliance
The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing.

Ch. 7: Goals,
Policies, Programs
The housing element shall identify adequate sites for housing, including rental housing, factory - built housing, mobilehomes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community.

Ch. 6: Adequate Sites
The element shall contain all of the following: Noted
(a) An assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs. The assessment and inventory shall include all of the following: Ch. 2: Housing Needs (Quantification and
Analysis of Need)
(a)(1) An analysis of population and employment trends and documentation of projections Ch. 2: Housing Needs (Quantification and
Analysis of Need)

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(a)(1) A quantification of the locality’s existing and projected housing needs for all income levels, including extremely low income households, as defined in subdivision (b) of Section 50105 and Section 50106 of the Health and Safety Code. These existing and projected needs shall include the locality’s share of the regional housing need in accordance with Section 65584.

Local agencies shall calculate the subset of very low income households allotted under Section 65584 that qualify as extremely low income households. The local agency may either use available census data to calculate the percentage of very low income households that qualify as extremely low income households or presume that 50 percent of the very low income households qualify as extremely low income households. The number of extremely low income households and very low income households shall equal the jurisdiction’s allocation of very low income households pursuant to Section 65584.

Ch. 2: Housing Needs
(Quantification and
Analysis of Need)
B513

Government Code Provision Housing Element
Compliance
(a)(2) An analysis and documentation of household characteristics, including level of payment compared to ability to pay,
Ch. 2: Housing Needs
(Quantification and
Analysis of Need)
(a)(2) housing characteristics, including overcrowding, and Ch. 2: Housing Needs (Quantification and
Analysis of Need)
(a)(2) housing stock condition. Ch. 2: Housing Needs
(Quantification and
Analysis of Need)
(a)(3) An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites, and an analysis of the relationship of the sites identified in the land inventory to the jurisdiction’s duty to affirmatively further fair housing. Note: Please see Section 65583.2 regarding the land inventory.

Ch. 6: Adequate Sites
[Note that AB 2339 (Chapter 654, Statutes of 2022) amended Section 65583(a)(4). It does not apply to ABAG-area housing elements unless the first draft of the housing element is submitted to ABAG after January 31, 2023 or a draft is submitted after April 1, 2023.

Therefore the sections below include the statutory provisions of Section 65583(a)(4) effective in 2022. Jurisdictions adopting their housing element after January 1, 2023 should describe why AB 2339 is not applicable to them.]

(a)(4)(A) The identification of a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit. The identified zone or zones shall include sufficient capacity to accommodate the need for emergency shelter identified in paragraph (7), except that each local government shall identify a zone or zones that can accommodate at least one year-round emergency shelter.

Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(a)(4)(A) If the local government cannot identify a zone or zones with sufficient capacity, the local government shall include a program to amend its zoning ordinance to meet the requirements of this paragraph within one year of the adoption of the housing element. The local government may identify additional zones where emergency shelters are permitted with a conditional use permit.

Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(a)(4)(A) The local government shall also demonstrate that existing or proposed permit processing, development, and management standards are objective and encourage and facilitate the development of, or conversion to, emergency shelters.

Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
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Government Code Provision Housing Element
Compliance
(a)(4)(A) Emergency shelters may only be subject to those development and management standards that apply to residential or commercial development within the same zone except that a local government may apply written, objective standards that include all of the following:
(i) The maximum number of beds or persons permitted to be served nightly by the facility. (ii) Sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.
(iii) The size and location of exterior and interior onsite waiting and client intake areas. (iv) The provision of onsite management.
(v) The proximity to other emergency shelters, provided that emergency shelters are not required to be more than 300 feet apart.
(vi) The length of stay.
(vii) Lighting.
(viii) Security during hours that the emergency shelter is in operation.

Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(a)(4)(B) The permit processing, development, and management standards applied under this paragraph shall not be deemed to be discretionary acts within the meaning of the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code).

Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(a)(4)(C) A local government that can demonstrate to the satisfaction of the department the existence of one or more emergency shelters either within its jurisdiction or pursuant to a multijurisdictional agreement that can accommodate that jurisdiction’s need for emergency shelter identified in paragraph (7) may comply with the zoning requirements of subparagraph (A) by identifying a zone or zones where new emergency shelters are allowed with a conditional use permit.

Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(a)(4)(D) A local government with an existing ordinance or ordinances that comply with this paragraph shall not be required to take additional action to identify zones for emergency shelters. The housing element must only describe how existing ordinances, policies, and standards are consistent with the requirements of this paragraph.

Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(a)(5) An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and [Note: The types of housing identified in Section 65583(c)(1) include multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing.]
Ch. 4: Constraints
(Actual and Potential
Governmental
Constraints)
(a)(5) for persons with disabilities as identified in the analysis pursuant to paragraph (7), Ch. 4: Constraints (Actual and Potential
Governmental
Constraints)
(a)(5) including land use controls, Ch. 4: Constraints
(Actual and Potential
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Governmental
Constraints)
(a)(5) building codes and their enforcement, Ch. 4: Constraints (Actual and Potential
Governmental
Constraints)
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Government Code Provision Housing Element
Compliance
(a)(5) site improvements, Ch. 4: Constraints
(Actual and Potential
Governmental
Constraints)
(a)(5) fees and other exactions required of developers, Ch. 4: Constraints (Actual and Potential
Governmental
Constraints)
(a)(5) local processing and permit procedures, Ch. 4: Constraints (Actual and Potential
Governmental
Constraints)
(a)(5) and any locally adopted ordinances that directly impact the cost and supply of residential development.

Ch. 4: Constraints
(Actual and Potential
Governmental
Constraints)
(a)(5) The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Section 65584
Ch. 4: Constraints
(Actual and Potential
Governmental
Constraints)
(a)(5) and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7).

Ch. 4: Constraints
(Actual and Potential
Governmental
Constraints)
(a)(6) An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing,
Ch. 4: Constraints
(Actual and Potential
Non-governmental
Constraints)
(a)(6) the price of land, Ch. 4: Constraints
(Actual and Potential
Non-governmental
Constraints)
(a)(6) the cost of construction, Ch. 4: Constraints
(Actual and Potential
Non-governmental
Constraints)
(a)(6) the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Section 65583.2,
Ch. 4: Constraints
(Actual and Potential
Non-governmental
Constraints)
(a)(6) and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Section 65584.

Ch. 4: Constraints
(Actual and Potential
Non-governmental
Constraints)
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(a)(6) The analysis shall also demonstrate local efforts to remove nongovernmental constraints that create a gap between the locality’s planning for the development of housing for all income levels and the construction of that housing.

Ch. 4: Constraints
(Actual and Potential
Non-governmental
Constraints)
(a)(7) An analysis of any special housing needs, such as those of the Ch. 2: Housing Needs (Housing Needs for
Special Needs
Populations)
(a)(7) elderly; Ch. 2: Housing Needs
(Housing Needs for
Special Needs
Populations)
(a)(7) persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code;
Ch. 2: Housing Needs
(Housing Needs for
Special Needs
Populations)
(a)(7) large families; Ch. 2: Housing Needs
(Housing Needs for
Special Needs
Populations)
(a)(7) farmworkers; Ch. 2: Housing Needs
(Housing Needs for
Special Needs
Populations)
(a)(7) families with female heads of households; Ch. 2: Housing Needs (Housing Needs for
Special Needs
Populations)
(a)(7) and families and persons in need of emergency shelter. Ch. 2: Housing Needs (Housing Needs for
Special Needs
Populations)
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Government Code Provision Housing Element
Compliance
(a)(7) The need for emergency shelter shall be assessed based on the capacity necessary to accommodate the most recent homeless point-in-time count conducted before the start of the planning period, the need for emergency shelter based on number of beds available on a year- round and seasonal basis, the number of shelter beds that go unused on an average monthly basis within a one-year period, and the percentage of those in emergency shelters that move to permanent housing solutions.

Ch. 2: Housing Needs
(Housing Needs for
Special Needs
Populations)
(a)(7) The need for emergency shelter may be reduced by the number of supportive housing units that are identified in an adopted 10-year plan to end chronic homelessness and that are either vacant or for which funding has been identified to allow construction during the planning period.

Ch. 2: Housing Needs
(Housing Needs for
Special Needs
Populations)
(a)(7) An analysis of special housing needs by a city or county may include an analysis of the need for frequent user coordinated care housing services.

Ch. 2: Housing Needs
(Housing Needs for
Special Needs
Populations)
(a)(8) An analysis of opportunities for energy conservation with respect to residential development. Cities and counties are encouraged to include weatherization and energy efficiency improvements as part of publicly subsidized housing rehabilitation projects. This may include energy efficiency measures that encompass the building envelope, its heating and cooling systems, and its electrical system.

Ch. 3: Resources
(Energy Conservation
Opportunities)
(a)(9) An analysis of existing assisted housing developments that are eligible to change from low-income housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. “Assisted housing developments,” for the purpose of this section, shall mean multifamily rental housing that receives governmental assistance under federal programs listed in subdivision (a) of Section 65863.10, state and local multifamily revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, or local in-lieu fees. “Assisted housing developments” shall also include multifamily rental units that were developed pursuant to a local inclusionary housing program or used to qualify for a density bonus pursuant to Section 65915.

Ch. 2: Housing Needs
(Analysis of At-Risk
Housing)
(a)(9)(A) The analysis shall include a listing of each development by project name and address, the type of governmental assistance received, the earliest possible date of change from low- income use, and the total number of elderly and nonelderly units that could be lost from the locality’s low-income housing stock in each year during the 10-year period. For purposes of state and federally funded projects, the analysis required by this subparagraph need only contain information available on a statewide basis.

Ch. 2: Housing Needs
(Analysis of At-Risk
Housing)
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(a)(9)(B) The analysis shall estimate the total cost of producing new rental housing that is comparable in size and rent levels, to replace the units that could change from low-income use, and an estimated cost of preserving the assisted housing developments. This cost analysis for replacement housing may be done aggregately for each five-year period and does not have to contain a project-by-project cost estimate.

Ch. 2: Housing Needs
(Analysis of At-Risk
Housing)
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Government Code Provision Housing Element
Compliance
(a)(9)(C) The analysis shall identify public and private nonprofit corporations known to the local government that have legal and managerial capacity to acquire and manage these housing developments.

Ch. 2: Housing Needs
(Analysis of At-Risk
Housing)
(a)(9)(D) The analysis shall identify and consider the use of all federal, state, and local financing and subsidy programs that can be used to preserve, for lower income households, the assisted housing developments, identified in this paragraph, including, but not limited to, federal Community Development Block Grant Program funds, tax increment funds received by a redevelopment agency of the community, and administrative fees received by a housing authority operating within the community. In considering the use of these financing and subsidy programs, the analysis shall identify the amounts of funds under each available program that have not been legally obligated for other purposes and that could be available for use in preserving assisted housing developments.

Ch. 2: Housing Needs
(Analysis of At-Risk
Housing)
(b)(1) A statement of the community’s goals, quantified objectives, and policies relative to affirmatively furthering fair housing and to the maintenance, preservation, improvement, and development of housing.

Ch. 7: Goals,
Policies, Programs
(b)(2) It is recognized that the total housing needs identified pursuant to subdivision (a) may exceed available resources and the community’s ability to satisfy this need within the content of the general plan requirements outlined in Article 5 (commencing with Section 65300). Under these circumstances, the quantified objectives need not be identical to the total housing needs.

The quantified objectives shall establish the maximum number of housing units by income category, including extremely low income, that can be constructed, rehabilitated, and conserved over a five-year time period.

Ch. 7: Goals,
Policies, Programs
(c) A program that sets forth a schedule of actions during the planning period, each with a timeline for implementation, that may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element
Ch. 7: Goals,
Policies, Programs
(c) through the administration of land use and development controls, Ch. 7: Goals, Policies, Programs
(c) the provision of regulatory concessions and incentives, Ch. 7: Goals, Policies, Programs
(c) the utilization of appropriate federal and state financing and subsidy programs when available,
Ch. 7: Goals,
Policies, Programs
(c) and the utilization of moneys in a low- and moderate-income housing fund of an agency if the locality has established a redevelopment project area pursuant to the Community Redevelopment Law (Division 24 (commencing with Section 33000) of the Health and Safety Code).

Ch. 7: Goals,
Policies, Programs
B521
In order to make adequate provision for the housing needs of all economic segments of the community, the program shall do all of the following:

Ch. 7: Goals,
Policies, Programs
B522

Government Code Provision Housing Element
Compliance
(c)(1) Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Section 65584.09.

Ch. 7: Goals,
Policies, Programs
(c)(1) Sites shall be identified as needed to affirmatively further fair housing Ch. 7: Goals, Policies, Programs
(c)(1) and to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing,
Ch. 7: Goals,
Policies, Programs
(c)(1) factory-built housing, Ch. 7: Goals,
Policies, Programs
(c)(1) mobilehomes, Ch. 7: Goals,
Policies, Programs
(c)(1) housing for agricultural employees, Ch. 7: Goals, Policies, Programs
(c)(1) supportive housing, Ch. 7: Goals,
Policies, Programs
(c)(1) single-room occupancy units, Ch. 7: Goals,
Policies, Programs
(c)(1) emergency shelters, Ch. 7: Goals,
Policies, Programs
(c)(1) and transitional housing. Ch. 7: Goals,
Policies, Programs
(c)(1)(A) Where the inventory of sites, pursuant to paragraph (3) of subdivision (a), does not identify adequate sites to accommodate the need for groups of all household income levels pursuant to Section 65584, rezoning of those sites, including adoption of minimum density and development standards, for jurisdictions with an eight-year housing element planning period pursuant to Section 65588, shall be completed no later than three years after either the date the housing element is adopted pursuant to subdivision (f) of Section 65585 or the date that is 90 days after receipt of comments from the department pursuant to subdivision (b) of Section 65585, whichever is earlier, unless the deadline is extended pursuant to subdivision (f).

Notwithstanding the foregoing, for a local government that fails to adopt a housing element that the department has found to be in substantial compliance with this article within 120 days of the statutory deadline in Section 65588 for adoption of the housing element, rezoning of those sites, including adoption of minimum density and development standards, shall be completed no later than one year from the statutory deadline in Section 65588 for adoption of the housing element.

Ch. 6: Adequate Sites
B523
(c)(1)(B) Where the inventory of sites, pursuant to paragraph (3) of subdivision (a), does not identify adequate sites to accommodate the need for groups of all household income levels pursuant to Section 65584, the program shall identify sites that can be developed for housing within the planning period pursuant to subdivision (h) of Section 65583.2. The identification of sites shall include all components specified in Section 65583.2. Note: Please see Section 65583.2 regarding the land inventory and conformance with subdivision (h).

Ch. 6: Adequate Sites
B524

Government Code Provision Housing Element
Compliance
(c)(1)(C) Where the inventory of sites pursuant to paragraph (3) of subdivision (a) does not identify adequate sites to accommodate the need for farmworker housing, the program shall provide for sufficient sites to meet the need with zoning that permits farmworker housing use by right, including density and development standards that could accommodate and facilitate the feasibility of the development of farmworker housing for low- and very low income households.

Ch. 6: Adequate Sites
(c)(2) Assist in the development of adequate housing to meet the needs of extremely low, very low, low-, and moderate-income households.

Ch. 7: Goals,
Policies, Programs
(c)(3) Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels
Ch. 7: Goals,
Policies, Programs
(c)(3) and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities.

Ch. 7: Goals,
Policies, Programs
(c)(3) Transitional housing and supportive housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone.

Ch. 7: Goals,
Policies, Programs
(c)(3) Supportive housing, as defined in Section 65650, shall be a use by right in all zones where multifamily and mixed uses are permitted, as provided in Article 11 (commencing with Section 65650).

Ch. 7: Goals,
Policies, Programs
(c)(4) Conserve and improve the condition of the existing affordable housing stock, which may include addressing ways to mitigate the loss of dwelling units demolished by public or private action.

Ch. 7: Goals,
Policies, Programs
(c)(5) Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law.

Ch. 7: Goals,
Policies, Programs
(c)(6) Preserve for lower income households the assisted housing developments identified pursuant to paragraph (9) of subdivision (a).

Ch. 7: Goals,
Policies, Programs
(c)(6) The program for preservation of the assisted housing developments shall utilize, to the extent necessary, all available federal, state, and local financing and subsidy programs identified in paragraph (9) of subdivision (a), except where a community has other urgent needs for which alternative funding sources are not available.

Ch. 7: Goals,
Policies, Programs
(c)(6) The program may include strategies that involve local regulation and technical assistance. Ch. 7: Goals, Policies, Programs
B525

Government Code Provision Housing Element
Compliance
(c)(7) Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rent, as defined in Section 50053 of the Health and Safety Code, for very low, low-, or moderate-income households. For purposes of this paragraph, “accessory dwelling units” has the same meaning as “accessory dwelling unit” as defined in paragraph (4) of subdivision (i) of Section 65852.2.\
Ch. 7: Goals,
Policies, Programs
(c)(8) Include an identification of the agencies and officials responsible for the implementation of the various actions and the means by which consistency will be achieved with other general plan elements and community goals.

Ch. 7: Goals,
Policies, Programs
(c)(9) Include a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.

Ch. 8: Participation
(c)(10)(A) Affirmatively further fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2. The program shall include an assessment of fair housing in the jurisdiction that shall include all of the following components:

Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(i) A summary of fair housing issues in the jurisdiction Ch. 3: Affirmatively Furthering Fair
Housing
(c)(10)(A)(i) and an assessment of the jurisdiction’s fair housing enforcement and fair housing outreach capacity.

Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(ii) An analysis of available federal, state, and local data and knowledge to identify integration and segregation patterns and trends,
Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(ii) racially or ethnically concentrated areas of poverty and affluence, Ch. 3: Affirmatively Furthering Fair
Housing
(c)(10)(A)(ii) disparities in access to opportunity, Ch. 3: Affirmatively Furthering Fair
Housing
(c)(10)(A)(ii) and disproportionate housing needs, Ch. 3: Affirmatively Furthering Fair
Housing
(c)(10)(A)(ii) including displacement risk. Ch. 3: Affirmatively Furthering Fair
Housing
(c)(10)(A)(ii) The analysis shall identify and examine such patterns, trends, areas, disparities, and needs, both within the jurisdiction.

Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(ii) and comparing the jurisdiction to the region in which it is located, based on race and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2) and Section 65008.

Ch. 3: Affirmatively
Furthering Fair
Housing
B526
(c)(10)(A)(iii) An assessment of the contributing factors, including the local and regional historical origins
Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(iii) and current policies and practices, for the fair housing issues identified under clauses (i) and (ii).

Ch. 3: Affirmatively
Furthering Fair
Housing
B527

Government Code Provision Housing Element
Compliance
(c)(10)(A)(iv) An identification of the jurisdiction’s fair housing priorities and goals, giving highest priority to those factors identified in clause (iii) that limit or deny fair housing choice or access to opportunity, or negatively impact fair housing or civil rights compliance, Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(iv) and identifying the metrics and milestones for determining what fair housing results will be achieved.

Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(v) Strategies and actions to implement those priorities and goals, which may include, but are not limited to, enhancing mobility strategies
Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(v) and encouraging development of new affordable housing in areas of opportunity, Ch. 3: Affirmatively Furthering Fair
Housing
(c)(10)(A)(v) as well as place-based strategies to encourage community revitalization, including preservation of existing affordable housing,
Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(A)(v) and protecting existing residents from displacement. Ch. 3: Affirmatively Furthering Fair
Housing
(c)(10)(B) A jurisdiction that completes or revises an assessment of fair housing pursuant to Subpart A (commencing with Section 5.150) of Part 5 of Subtitle A of Title 24 of the Code of Federal Regulations, as published in Volume 80 of the Federal Register, Number 136, page 42272, dated July 16, 2015, or an analysis of impediments to fair housing choice in accordance with the requirements of Section 91.225 of Title 24 of the Code of Federal Regulations in effect before August 17, 2015, may incorporate relevant portions of that assessment or revised assessment of fair housing or analysis or revised analysis of impediments to fair housing into its housing element.

Ch. 3: Affirmatively
Furthering Fair
Housing
(c)(10)(C) The requirements of this paragraph shall apply to housing elements due to be revised pursuant to Section 65588 on or after January 1, 2021.

Ch. 3: Affirmatively
Furthering Fair
Housing
(d)(1) A local government may satisfy all or part of its requirement to identify a zone or zones suitable for the development of emergency shelters pursuant to paragraph (4) of subdivision (a) by adopting and implementing a multijurisdictional agreement, with a maximum of two other adjacent communities, that requires the participating jurisdictions to develop at least one year- round emergency shelter within two years of the beginning of the planning period.

N/A
(d)(2) The agreement shall allocate a portion of the new shelter capacity to each jurisdiction as credit toward its emergency shelter need, and each jurisdiction shall describe how the capacity was allocated as part of its housing element.

N/A
(d)(3) Each member jurisdiction of a multijurisdictional agreement shall describe in its housing element all of the following:

N/A
B528
(d)(3)(A) How the joint facility will meet the jurisdiction’s emergency shelter need. (d)(3)(B) The jurisdiction’s contribution to the facility for both the development and ongoing operation and management of the facility.
(d)(3)(C) The amount and source of the funding that the jurisdiction contributes to the facility.

N/A
B529

Government Code Provision Housing Element
Compliance
(d)(4) The aggregate capacity claimed by the participating jurisdictions in their housing elements shall not exceed the actual capacity of the shelter. N/A (e) Except as otherwise provided in this article, amendments to this article that alter the required content of a housing element shall apply to both of the following: [Note that this provision is applicable to AB 2339 (Chapter 654, Statutes of 2022), which amended Section 65583(a)(4). Jurisdictions adopting their housing element after January 1, 2023 should describe why this amendment is not applicable to them.] No applicable
amendments
(1) A housing element or housing element amendment prepared pursuant to subdivision (e) of Section 65588 or Section 65584.02, when a city, county, or city and county submits a draft to the department for review pursuant to Section 65585 more than 90 days after the effective date of the amendment to this section.

No applicable
amendments
(2) Any housing element or housing element amendment prepared pursuant to subdivision (e) of Section 65588 or Section 65584.02, when the city, county, or city and county fails to submit the first draft to the department before the due date specified in Section 65588 or 65584.02.

No applicable
amendments
(f) – (j): Not applicable N/A

Section 65583.1(a)

Government Code Provision Housing Element
Compliance
(a) The Department of Housing and Community Development, in evaluating a proposed or adopted housing element for substantial compliance with this article, … may also allow a city or county to identify sites for accessory dwelling units based on the number of accessory dwelling units developed in the prior housing element planning period whether or not the units are permitted by right, the need for these units in the community, the resources or incentives available for their development, and any other relevant factors, as determined by the department.

Ch. 6: Adequate Sites
(b) Sites that contain permanent housing units located on a military base undergoing closure or conversion as a result of action pursuant to the Defense Authorization Amendments and Base Closure and Realignment Act (Public Law 100-526), the Defense Base Closure and Realignment Act of 1990 (Public Law 101-510), or any subsequent act requiring the closure or conversion of a military base may be identified as an adequate site if the housing element demonstrates that the housing units will be available for occupancy by households within the planning period of the element. No sites containing housing units scheduled or planned for demolition or conversion to nonresidential uses shall qualify as an adequate site.

N/A
Note: If communities are using the provisions of Section 65583.1(c), which allow RHNA credit for conversion of non-affordable to affordable housing and for preservation of existing affordable housing at risk of loss, the applicable provisions need to be added to this table.

N/A
B530

Section 65583.2

Government Code Provision Housing Element
Compliance
(a) A city’s or county’s inventory of land suitable for residential development pursuant to paragraph (3) of subdivision (a) of Section 65583 shall be used to identify sites throughout the community, consistent with paragraph (10) of subdivision (c) of Section 65583, Ch. 6: Adequate Sites
(a) that can be developed for housing within the planning period and that are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels pursuant to Section 65584. As used in this section, “land suitable for residential development” includes all of the following sites that meet the standards set forth in subdivisions (c) and (g):

Ch. 6: Adequate Sites
(a)(1) Vacant sites zoned for residential use. Ch. 6: Adequate Sites (a)(2) Vacant sites zoned for nonresidential use that allows residential development. Ch. 6: Adequate Sites (a)(3) Residentially zoned sites that are capable of being developed at a higher density, including sites owned or leased by a city, county, or city and county Ch. 6: Adequate Sites
(a)(4) Sites zoned for nonresidential use that can be redeveloped for residential use, and for which the housing element includes a program to rezone the site, as necessary, rezoned for, to permit residential use, including sites owned or leased by a city, county, or city and county.

Ch. 6: Adequate Sites
(b) The inventory of land shall include all of the following: Ch. 6: Adequate Sites (b)(1) A listing of properties by assessor parcel number. Ch. 6: Adequate Sites (b)(2) The size of each property listed pursuant to paragraph (1), and the general plan designation and zoning of each property.

Ch. 6: Adequate Sites
(b)(3) For nonvacant sites, a description of the existing use of each property. Ch. 6: Adequate Sites (b)(3) If a site subject to this paragraph is owned by the city or county, the description shall also include whether there are any plans to dispose of the property during the planning period and how the city or county will comply with Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5.

Ch. 6: Adequate Sites
(b)(4) A general description of any environmental constraints to the development of housing within the jurisdiction, the documentation for which has been made available to the jurisdiction. This information need not be identified on a site-specific basis.

Ch. 4: Constraints
(Environmental
Constraints)
(b)(5)(A) A description of existing or planned water, sewer, and other dry utilities supply, including the availability and access to distribution facilities.

Ch. 4: Constraints
(Infrastructure
Constraints)
B531

Government Code Provision Housing Element
Compliance
(b)(5)(B) Parcels included in the inventory must have sufficient water, sewer, and dry utilities supply available and accessible to support housing development or be included in an existing general plan program or other mandatory program or plan, including a program or plan of a public or private entity providing water or sewer service, to secure sufficient water, sewer, and dry utilities supply to support housing development. This paragraph does not impose any additional duty on the city or county to construct, finance, or otherwise provide water, sewer, or dry utilities to parcels included in the inventory.

Ch. 4: Constraints
(Infrastructure
Constraints)
(b)(6) Sites identified as available for housing for above moderate-income households in areas not served by public sewer systems. This information need not be identified on a site-specific basis.

Ch. 4: Constraints
(Infrastructure
Constraints)
(b)(7) A map that shows the location of the sites included in the inventory, such as the land use map from the jurisdiction’s general plan, for reference purposes only. Ch. 6: Adequate Sites (c) Based on the information provided in subdivision (b), a city or county shall determine whether each site in the inventory can accommodate the development of some portion of its share of the regional housing need by income level during the planning period, as determined pursuant to Section 65584. The inventory shall specify for each site the number of units that can realistically be accommodated on that site and whether the site is adequate to accommodate lower income housing, moderate-income housing, or above moderate-income housing.

Ch. 6: Adequate Sites
(c) A nonvacant site identified pursuant to paragraph (3) or (4) of subdivision (a) in a prior housing element and a vacant site that has been included in two or more consecutive planning periods that was not approved to develop a portion of the locality’s housing need shall not be deemed adequate to accommodate a portion of the housing need for lower income households that must be accommodated in the current housing element planning period unless the site is zoned at residential densities consistent with paragraph (3) of this subdivision and the site is subject to a program in the housing element requiring rezoning within three years of the beginning of the planning period to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households. An unincorporated area in a nonmetropolitan county pursuant to clause (ii) of subparagraph (B) of paragraph (3) shall not be subject to the requirements of this subdivision to allow residential use by right.

Ch. 6: Adequate Sites
(c) Notwithstanding the foregoing, for a local government that fails to adopt a housing element that the department has found to be in substantial compliance with state law within 120 days of the statutory deadline in Section 65588 for adoption of the housing element, rezoning pursuant to this subdivision shall be completed no later than one year from the statutory deadline in Section 65588 for adoption of the housing element.

Ch. 7: Goals,
Policies, Programs
(c) The analysis shall determine whether the inventory can provide for a variety of types of housing, including multifamily rental housing,
Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
B532

Government Code Provision Housing Element
Compliance
(c) factory-built housing, mobilehomes, Ch. 5: Resources (Zoning for a Variety
of Housing Types)
(c) housing for agricultural employees, supportive housing, Ch. 5: Resources (Zoning for a Variety
of Housing Types)
(c) single-room occupancy units, Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(c) emergency shelters, and Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(c) transitional housing Ch. 5: Resources
(Zoning for a Variety
of Housing Types)
(c) and whether the inventory affirmatively furthers fair housing . Ch. 3 AFFH (c) The city or county shall determine the number of housing units that can be accommodated on each site as follows: Ch. 6: Adequate Sites
(c)(1) If local law or regulations require the development of a site at a minimum density, the department shall accept the planning agency’s calculation of the total housing unit capacity on that site based on the established minimum density. If the city or county does not adopt a law or regulation requiring the development of a site at a minimum density, then it shall demonstrate how the number of units determined for that site pursuant to this subdivision will be accommodated.

Ch. 6: Adequate Sites
(c)(2) The number of units calculated pursuant to paragraph (1) shall be adjusted as necessary, based on the land use controls and site improvements requirement identified in paragraph (5) of subdivision (a) of Section 65583,
Ch. 6: Adequate Sites
(c)(2) the realistic development capacity for the site, Ch. 6: Adequate Sites (c)(2) typical densities of existing or approved residential developments at a similar affordability level in that jurisdiction,
Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(c)(2) and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities.

Ch. 6: Adequate Sites
(Environmental and
Infrastructure
Constraints)
(c)(2)(A) A site smaller than half an acre shall not be deemed adequate to accommodate lower income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower income housing units as projected for the site or unless the locality provides other evidence to the department that the site is adequate to accommodate lower income housing.

Ch. 6: Adequate Sites
B533
(c)(2)(B) A site larger than 10 acres shall not be deemed adequate to accommodate lower income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower income housing units as projected for the site or unless the locality provides other evidence to the department that the site can be developed as lower income housing.

Ch. 6: Adequate Sites
(c)(2)(B) For purposes of this subparagraph, “site” means that portion of a parcel or parcels designated to accommodate lower income housing needs pursuant to this subdivision. Ch. 6: Adequate Sites B534

Government Code Provision Housing Element
Compliance
(c)(2)(C) A site may be presumed to be realistic for development to accommodate lower income housing need if, at the time of the adoption of the housing element, a development affordable to lower income households has been proposed and approved for development on the site.

Ch. 6: Adequate Sites
(c)(3) For the number of units calculated to accommodate its share of the regional housing need for lower income households pursuant to paragraph (2), a city or county shall do either of the following:

Ch. 6: Adequate Sites
(c)(3)(A) Provide an analysis demonstrating how the adopted densities accommodate this need.

The analysis shall include, but is not limited to, factors such as market demand, financial feasibility, or information based on development project experience within a zone or zones that provide housing for lower income households.

Ch. 6: Adequate Sites
(c)(3)(B) The following densities shall be deemed appropriate to accommodate housing for lower income households:
(i) For an incorporated city within a nonmetropolitan county and for a nonmetropolitan county that has a micropolitan area: sites allowing at least 15 units per acre. (ii) For an unincorporated area in a nonmetropolitan county not included in clause (i): sites allowing at least 10 units per acre.
(iii) For a suburban jurisdiction: sites allowing at least 20 units per acre. (iv) For a jurisdiction in a metropolitan county: sites allowing at least 30 units per acre.

Ch. 6: Adequate Sites
(4)(A) For a metropolitan jurisdiction: Ch. 6: Adequate Sites (4)(A)(i) At least 25 percent of the jurisdiction’s share of the regional housing need for moderate-income housing shall be allocated to sites with zoning that allows at least 4 units of housing, but not more than 100 units per acre of housing.

Ch. 6: Adequate Sites
(4)(A)(ii) At least 25 percent of the jurisdiction’s share of the regional housing need for above moderate-income housing shall be allocated to sites with zoning that allows at least 4 units of housing.

Ch. 6: Adequate Sites
(B) The allocation of moderate-income and above moderate-income housing to sites pursuant to this paragraph shall not be a basis for the jurisdiction to do either of the following:
(i) Deny a project that does not comply with the allocation. (ii) Impose a price minimum, price maximum, price control, or any other exaction or condition of approval in lieu thereof. This clause does not prohibit a jurisdiction from imposing any price minimum, price maximum, price control, exaction, or condition in lieu thereof, pursuant to any other law.
(iii) The provisions of this subparagraph do not constitute a change in, but are declaratory of, existing law with regard to the allocation of sites pursuant to this section.

Ch. 6: Adequate Sites
(C) This paragraph does not apply to an unincorporated area. Noted (D) For purposes of this paragraph: Noted
B535

Government Code Provision Housing Element
Compliance
(i) “Housing development project” has the same meaning as defined in paragraph (2) of subdivision (h) of Section 65589.5. Noted
(ii) “Unit of housing” does not include an accessory dwelling unit or junior accessory dwelling unit that could be approved pursuant to Section 65852.2 or Section 65852.22 or through a local ordinance or other provision implementing either of those sections. This paragraph shall not limit the ability of a local government to count the actual production of accessory dwelling units or junior accessory dwelling units in an annual progress report submitted pursuant to Section 65400 or other progress report as determined by the department.

Noted
(E) Nothing in this subdivision shall preclude the subdivision of a parcel, provided that the subdivision is subject to the Subdivision Map Act (Division 2 (commencing with Section 66410)) or any other applicable law authorizing the subdivision of land.

Noted
(d) For purposes of this section, a metropolitan county, nonmetropolitan county, and nonmetropolitan county with a micropolitan area shall be as determined by the United States Census Bureau. A nonmetropolitan county with a micropolitan area includes the following counties: Del Norte, Humboldt, Lake, Mendocino, Nevada, Tehama, and Tuolumne and other counties as may be determined by the United States Census Bureau to be nonmetropolitan counties with micropolitan areas in the future.

Noted
(e)(1) Except as provided in paragraph (2), a jurisdiction shall be considered suburban if the jurisdiction does not meet the requirements of clauses (i) and (ii) of subparagraph (B) of paragraph (3) of subdivision (c) and is located in a Metropolitan Statistical Area (MSA) of less than 2,000,000 in population, unless that jurisdiction’s population is greater than 100,000, in which case it shall be considered metropolitan. A county, not including the City and County of San Francisco, shall be considered suburban unless the county is in an MSA of 2,000,000 or greater in population in which case the county shall be considered metropolitan.

Noted
(2)(A)(i) Notwithstanding paragraph (1), if a county that is in the San Francisco-Oakland- Fremont California MSA has a population of less than 400,000, that county shall be considered suburban. If this county includes an incorporated city that has a population of less than 100,000, this city shall also be considered suburban. This paragraph shall apply to a housing element revision cycle, as described in subparagraph (A) of paragraph (3) of subdivision (e) of Section 65588, that is in effect from July 1, 2014, to December 31, 2028, inclusive.

Noted
(2)(A)(ii) A county subject to this subparagraph shall utilize the sum existing in the county’s housing trust fund as of June 30, 2013, for the development and preservation of housing affordable to low- and very low income households.

Noted
B536

Government Code Provision Housing Element
Compliance
(2)(B) A jurisdiction that is classified as suburban pursuant to this paragraph shall report to the Assembly Committee on Housing and Community Development, the Senate Committee on Housing, and the Department of Housing and Community Development regarding its progress in developing low- and very low income housing consistent with the requirements of Section 65400. The report shall be provided three times: once, on or before December 31, 2019, which report shall address the initial four years of the housing element cycle, a second time, on or before December 31, 2023, which report shall address the subsequent four years of the housing element cycle, and a third time, on or before December 31, 2027, which report shall address the subsequent four years of the housing element cycle and the cycle as a whole. The reports shall be provided consistent with the requirements of Section 9795.

Noted
(f) A jurisdiction shall be considered metropolitan if the jurisdiction does not meet the requirements for “suburban area” above and is located in an MSA of 2,000,000 or greater in population, unless that jurisdiction’s population is less than 25,000 in which case it shall be considered suburban.
(g)(1) For sites described in paragraph (3) of subdivision (b) [non-vacant sites], the city or county shall specify the additional development potential for each site within the planning period and shall provide an explanation of the methodology used to determine the development potential.

Noted
(g)(1) The methodology shall consider factors including the extent to which existing uses may constitute an impediment to additional residential development, Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(g)(1) the city’s or county’s past experience with converting existing uses to higher density residential development,
Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(g)(1) the current market demand for the existing use, Ch. 6: Adequate Sites (Sites Inventory
Methodology)
(g)(1) an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(g)(1) development trends, Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(g)(1) market conditions, Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(g)(1) and regulatory or other incentives or standards to encourage additional residential development on these sites.

Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
B537
(g)(2) In addition to the analysis required in paragraph (1), when a city or county is relying on nonvacant sites described in paragraph (3) of subdivision (b) to accommodate 50 percent or more of its housing need for lower income households, the methodology used to determine additional development potential shall demonstrate that the existing use identified pursuant to paragraph (3) of subdivision (b) does not constitute an impediment to additional residential development during the period covered by the housing element. An existing use shall be presumed to impede additional residential development, absent findings based on substantial evidence that the use is likely to be discontinued during the planning period.

N/A
B538

Government Code Provision Housing Element
Compliance
(g)(3) Notwithstanding any other law, and in addition to the requirements in paragraphs (1) and (2), sites that currently have residential uses, or within the past five years have had residential uses that have been vacated or demolished, that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low income, subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or occupied by low or very low income households, shall be subject to a policy requiring the replacement of all those units affordable to the same or lower income level as a condition of any development on the site. Replacement requirements shall be consistent with those set forth in paragraph (3) of subdivision (c) of Section 65915.

Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(h) The program required by subparagraph (A) of paragraph (1) of subdivision (c) of Section 65583 shall accommodate 100 percent of the need for housing for very low and low-income households allocated pursuant to Section 65584 for which site capacity has not been identified in the inventory of sites pursuant to paragraph (3) of subdivision (a) on sites that shall be zoned to permit owner-occupied and rental multifamily residential use by right for developments in which at least 20 percent of the units are affordable to lower income households during the planning period.

Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(h) These sites shall be zoned with minimum density and development standards that permit at least
Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(h) 16 units per site at a density of at least 16 units per acre in jurisdictions described in clause (i) of subparagraph (B) of paragraph (3) of subdivision (c), Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(h) shall be at least 20 units per acre in jurisdictions described in clauses (iii) and (iv) of subparagraph (B) of paragraph (3) of subdivision (c)
Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(h) and shall meet the standards set forth in subparagraph (B) of paragraph (5) of subdivision (b).

Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
(h) At least 50 percent of the very low and low-income housing need shall be accommodated on sites designated for residential use and for which nonresidential uses or mixed uses are not permitted, except that a city or county may accommodate all of the very low and low-income housing need on sites designated for mixed uses if those sites allow 100 percent residential use and require that residential use occupy 50 percent of the total floor area of a mixed-use project.

Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
B539
(i) For purposes of this section and Section 65583, the phrase “use by right” shall mean that the lo
cal government’s review of the owner-occupied or multifamily residential use may not require a conditional use permit, planned unit development permit, or other discretionary local g
overnment review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code. Any subdivision of the sites shall be subject to all laws, including, but not limited to, the local government ordinance implementing the Subdivision Map Act.

Ch. 6: Adequate Sites
(Sites Inventory
Methodology)
B540

Government Code Provision Housing Element
Compliance
(i) A local ordinance may provide that “use by right” does not exempt the use from design review. However, that design review shall not constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.

Noted
(i) Use by right for all rental multifamily residential housing shall be provided in accordance with subdivision (f) of Section 65589.5. Noted
(j) Notwithstanding any other provision of this section, within one-half mile of a Sonoma-Marin Area Rail Transit station, housing density requirements in place on June 30, 2014, shall apply. N/A

Section 65583.3

Government Code Provision Housing Element
Compliance
(a) For a housing element or amendment adopted on or after January 1, 2021, the planning agency shall submit to the department an electronic copy of its inventory of land suitable for residential development developed pursuant to paragraph (3) of subdivision (a) of Section 65583 and subdivision (b) of this section with the copy of its housing element or amendment submitted pursuant to subdivision (g) of Section 65585. The local government shall ensure, to the best of its knowledge, that the inventory of land submitted to the department is true and correct.
(b) Notwithstanding subdivision (a) of Section 65301, each local government shall prepare the inventory required under paragraph (3) of subdivision (a) of Section 65583 using standards, forms, and definitions adopted by the department.

Ch. 6: Adequate Sites

B541

EX

HIBIT C

TABLE OF REVISIONS IN RESPONSE TO HCD COMMENT LETTER DATED SEPTEMBER 29, 2022 (ATTACHED)

B542
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov

September 29, 2022

Forrest Ebbs, Director
Community Development Department
City of Antioch
200 H Street
Antioch, CA 94531

Dear Forrest Ebbs:

RE: City of Antioch’s 6
th Cycle (2023-2031) Draft Housing Element

Thank you for submitting the City of Antioch’s (City) draft housing element update received for review on July 1, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by conversations on August 15, 2022 and September 8 and 20, 2022. In addition, HCD considered comments from TransForm pursuant to Government Code section 65585, subdivision (c).

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, B543
and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

We are committed to assist the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Alex Contreras, of our staff, at [email protected].

Sincerely,

Paul McDougall
Senior Program Manager

Enclosure
B544
APP
ENDIX

CITY OF ANTIOCH

The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/buildi ng-blocks and includes the
Government Code addressing State Housing Element Law and other resources.

A. Housing Needs Resources and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)

Fair Housing Enforcement and Capacity: Th
e housing element must include a summary of
fair housing enforcement and outreach capacity. The analysis must address how the City complies with state and federal fair housing laws, including regulations, lawsuits, and related enforcement actions.

Disproportionate Housing Needs, Includi
ng Displacement Risk: While the element includes
discussion on disproportionate housing needs, this discussion should also address the patterns within the City and evaluate any similarities with other components of the assessment of fair housing (e.g., segregation and integration, disparities in access to opportunity).

Affirmatively Furthering Fair Housing (AFFH) and
Sites Inventory: While the element
includes an analysis of identified sites to accommodate the regional housing need allocation (RHNA) to affirmatively furthering fair housing for the lower-income RHNA, it should also conduct this analysis with consideration for the moderate and above moderate RHNA.

Local Data and Knowledge: The element must include local data, knowledge, and other relevant factors to discuss and analyze any unique attributes about the City related to fair housing issues. The element should complement federal, state, and regional data with local data and knowledge where appropriate to capture emerging trends and issues, including utilizing knowledge from local and regional advocates and service providers, City staff and related local and county planning documents.

Other Relevant Factors: The element must include other relevant factors that contribute to fair housing issues in the City. For instance, the element can analyze historical land use, zoning and barriers to housing choices, investment practices, seeking investment or lack B545
of seeking investment to promote affordability and inclusion, information about redlining/greenlining, restrictive covenants and other discriminatory practices, land use related lawsuits, local initiatives, demographic trends or other information that complements the state and federal data.

Contributing Factors to Fair Housing Issues: Based on the outcomes of a complete analysis, the element should re-assess contributing factors and particularly prioritize those factors then formulate appropriate policies and programs.

Goals and Actions: Th e element must be revised to add or modify goals and actions based on the outcomes of analysis described above. Goals and actions must specifically respond to the analysis and identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends.

Actions must have specific commitment, discrete timing or milestones, geographic targeting and metrics or numerical targets. As appropriate, actions must address housing mobility, new housing choices and affordability in higher resource or higher income areas, place-based strategies for community preservation and revitalization and displacement protection.

2. Include an analysis of population and employment trends and documentation of proj
ections and a quantification of the locality's existing and projected needs for all income levels, including extremely low-income households. (Gov. Code, § 65583, subd. (a)(1).)

Incl
ude an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).)

Extremely Low-Inc
ome (ELI) Households: The element does include some data on the number of existing and projected ELI households, but it must also include analysis of their housing needs. The analysis should evaluate tenure, overpayment, resources, and strategies available and the gap and magnitude of housing needs to better formulate policies and programs.

Overpayment: T
he element must quantify and analyze the number of lower-income households overpaying by tenure (i.e., renter and owner).

Housing Conditions: While the element estimates the number of units in need of rehabilitation, it should supplement this estimate with the number of units in need of replacement.

Housing Costs: While the element includes estimated rents for residents, it utilizes American Community Survey (ACS) data. The element should supplement census data with other sources (e.g., local knowledge).

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an B546
analysis of the relationship of zoning and public facilities and services to these sites. (Gov.

Code, § 65583, subd. (a)(3).)

Realistic Capacity: Where zoning allows 100 percent nonresidential uses, the calculation of residential capacity should account for the likelihood of 100 percent nonresidential development. For example, the element could analyze all development activity in nonresidential zones allowing 100 percent nonresidential uses, how often residential development occurs and adjust residential capacity calculations, policies, and programs accordingly. This analysis may incorporate any proposed policies such as residential performance standards, prohibition of commercial uses and should clarify that all zones allow residential uses, particularly 100 percent residential uses.

Suitability of Nonvacant Sites: The element must include an analysis demonstrating the potential for additional development on nonvacant sites. While the element maps various areas with a description, in some cases, as noted in our conversation, the element should include additional discussion regarding the extent existing uses impede additional development such as market demand for the existing use and existing leases, contracts or other conditions that would perpetuate the existing use or prevent additional residential development. For example, Sites 1-82 are currently residential lots occupied primarily by single -family residences and Sites 120, 138, 154, 155, 164 and 166 are places of worship. The element should include a discussion of why the uses will likely discontinue or be redeveloped in the planning period. The element could also consider additional indicators of the potential for redevelopment such as age and condition of the existing structure, expressed developer or property owner interest, existing versus allowable floor area, and other factors.

Finall
y, the element identifies sites with existing residential uses. Absent a replacement housing policy, these sites are not adequate sites to accommodate lower-income households. The replacement housing policy should have at least the same requirements as set forth in Government Code section 65915, subdivision (c), paragraph (3).

AB 725: For jurisdictions that are considered Metropolitan, the element must identify at least 25 percent of the remaining moderate and above moderate RHNA on sites that allow at least four units of housing (e.g., four plex or greater) (Gov. Code, § 65583.2, subd. (c)(4)).

Infrastructure: While the element includes a general discussion on water and sewer capacity, it must demonstrate sufficient existing or planned water and sewer capacity to accommodate the City’s regional housing need for the planning period.

Environmental Constraints: While the element generally describes environmental conditions, it should also describe any other known conditions (e.g., shape, easements, contamination) that could impact housing development on identified sites in the planning period.

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Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected]. HCD has not received a copy of the electronic inventory. Please note, the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory.

Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community- development/housing-element/index.shtml#element for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Zoning for a Variety of Housing Types (Em ergency Shelters): The element mentions emergency shelters are permitted in an overlay district. However, the element should also clarify shelters are permitted without discretionary action and discuss available acreage, including typical parcel sizes and the presence of reuse opportunities, proximity to transportation and services and any conditions inappropriate for human habitability. The analysis should also list and evaluate development standards. Finally, parking requirements appear inconsistent with statutory requirements that limit parking to staff and as a result, the element should add or modify programs to revise parking requirements.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)

An anal
ysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… …requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2... (Gov. Code, § 65583, subd. (a)(6).)

Land Use Controls: The element must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types. The analysis should analyze land use controls independently and cumulatively with other land use controls. The analysis should specifically address requirements related to parking, heights, lot coverage and allowable density ranges. The analysis should address any impacts on cost, supply, housing choice, affordability, timing, approval certainty and ability to achieve maximum densities.

Zoning Fees and Transparency: The el
ement must clarify its compliance with new
transparency requirements for posting all zoning and development standards, and inclusionary requirements for each parcel on the jurisdiction’s website pursuant to Government Code section 65940.1(a)(1).

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Bui
lding Codes: The element should identify and evaluate any local amendments to the building code for impacts on housing costs.

Fees and Exaction: The element provides a cumulative analysis of fees on various housing types but should also list all the various planning and impact fees, including regional transportation impact fees, to better evaluate the impacts on housing development costs.

Local Processing and Permit Procedures:

While the element mentions uses are by-right, it
should also describe the procedures for a typical single family and multifamily development complying with zoning. The analysis should address the approval body, the number of public hearing if any, approval findings and any other relevant information. The analysis should evaluate approval findings for impacts on approval certainty.

In addi
tion, the element (p. 4-4) notes multifamily development are subject to a conditional use permit (CUP) in multifamily zones. Requiring a CUP or exception process for a use in its intended zone is a constraint. The element should include a program with specific commitment and discrete timing early in the planning period to remove or modify the requirement. This is particularly important since the past element had a program to address this requirement as a constraint.

Constraints on Housing for Persons with Disabilities: The element should analyze potential constraints on housing for persons with disabilities, as follows:

• Reas
onable Accommodation: The element references the zoning code includes a reasonable accommodation procedure, it should include a description of the process and decision-making criteria such as approval findings and analysis of any potential constraints on housing for persons with disabilities and modify programs as appropriate.
• Group Homes for Seven or More Persons: The element indicates group homes for seven or more persons are allowed in a limited number of residential zones and subject to a CUP. The element should analyze the exclusion of these uses in all residential zones and the CUP requirement and add or modify programs to address the constraint.

Requests for Lesser Densities: The elem
ent must be revised to analyze requests to
develop housing at densities below those anticipated in the sites inventory, including hinderance on the construction of a locality’s share of the regional housing need.

5. An analysis of existing assisted housing developments that are eligible to change from low-income housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. (Gov. Code, § 65583, subd. (a)(9).)

The analysis of at-risk unit must estimate the total cost of producing new rental housing that is comparable in size and rent levels, to replace the units that could change from low- income use, and an estimated cost of preserving the assisted housing developments. This B549
cost analysis for replacement housing may be done aggregately and does not have to contain a project-by-project cost estimate.

B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with
a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element. (Gov. Code, § 65583, subd. (c).)

To have a beneficial impact in the planning period and address the goals of the housing element, programs must be revised with discrete timelines (e.g., at least annually or month and year) or timeframes earlier in the planning period. Examples include Programs 1.1.2 (Housing Rehabilitation), 1.1.3 (Community Education), 1.1.5 (Safe Housing Outreach),

2.1.3 (Meet with Potential Developers), 2.1.5 (Affordable Housing Program Inventory),

2.1.7 (Support Non-profit Housing), 2.1.9 (Unhoused Populations), 3.1.1 (Housing for Special Needs, 3.1.4 (Unhoused Population Coordination), 3.1.7 (Farmworker Housing),

3.1.9 (Housing and Services for those with Disabilities), 4.1.3 (Density Bonus Ordinance),

4.1.6 (Parking Requirements), 4.1.8 (Regional Fees) and 5.1.4 (Prioritize Hard to Serve Residents).

Additionally, programs should include specific commitment and actions toward beneficial impacts or housing outcomes. Program language such as “discuss”, “review”, “develop” and “explore” should be complemented or replaced with commitment such as adopt, pursue, apply or identify. Examples of programs that should be revised include Programs

2.1.9 (Unhoused Populations), 2.1.11 (Missing Middle Housing), 3.1.1 (Housing for Special Needs) and 3.1.7 (Farmworker Housing).

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)

As not
ed in Finding B3, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

B550
• Conc
urrent Rezoning: HCD understands the City will be completing rezoning prior to the start of the planning period (January 31, 2023) to accommodate the RHNA, including for lower-income households. Please be aware, if rezoning is not completed by January 31, 2023, the element must include a program(s) to rezone sites with appropriate zoning and development standards pursuant to Government Code sections 65583, subdivision (c)(1), and 65583.2, subdivisions (h) and (i).
• Program 3.1.5 (Supportive and Transitional Housing): The Program currently conflates general requirements related to transitional and supportive housing and by-right permanent supportive housing (AB 2162). The program should make a clear and specific commitment to comply with both requirements. • Replacement Housing Requirements: The housing element must include a program to provide replacement housing. (Gov. Code, § 65583.2, subd. (g)(3).) The replacement housing program must adhere to the same requirements as set forth in Government Code section 65915, subdivision (c), paragraph (3). • Large and Small Sites: The element should include programs to encourage and facilitate development of housing for lower-income households on large and small sites. Examples of actions include amending zoning, establishing incentives and coordinating with property owners and developers.

3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.

The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
A
s noted i
n Finding B4, the element requires a complete analysis of potential governmental and non-governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
A
s noted i
n Finding B1, the element must include a complete analysis of AFFH. The element must be revised to add goals and actions based on the outcomes of a complete analysis.

5. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (9) of subdivision (a)... (Gov. Code, § 65583, subd. (c)(6).)
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Pr
ogram 1.1.1 (Preserve At-risk Projects) should commit to comply with noticing requirements and coordinate with qualified entities.

6. Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rent... (Gov. Code, § 65583, subd. (c)(7).)

Prog
ram 2.1.8 (Promote Accessory Dwelling Units (ADU)) should commit to amend the ADU ordinance as necessary to comply with state law and monitor permitted ADUs and affordability every other year and take appropriate action such as adjusting assumptions or rezoning within a specified time (e.g., 6 months) if assumptions are not realized.

C. Quantified Objectives

Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)

Whil
e the element includes quantified objectives for new construction, rehabilitation, and conservation by income group; it could consider quantified objectives for conservation (beyond at-risk preservation). For your information, the quantified objectives do not represent a ceiling, but rather set a target goal for the City to achieve, based on needs, resources, and constraints.

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EXHIBIT D
Table Revisions in Response to HCD Comment Letter
B553
TABLE: HOUSING ELEMENT REVISIONS IN RESPONSE TO HCD COMMENT LETTER DATED 09/29/22 (ATTACHED) Comment
Number Comment from Letter Dated 09-29-22
Response
Notes
A. Housing Needs Resources and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) a Fair Housing Enforcement and Capacity: The housing element must include a summary of fair housing enforcement and outreach capacity. The analysis must address how the City complies with state and federal fair housing laws, including regulations, lawsuits, and related enforcement actions.

See Appendix B, pages B-9, B-15: B-16 are revised to describe compliance more specifically with fair housing laws, the city’s enforcement and outreach capacity, and an evaluation of fair housing complaints and cases, including a summary of findings.
b Disproportionate Housing Needs, Including Displacement Risk: While the element includes discussion on disproportionate housing needs, this discussion should also address the patterns within the city and evaluate any similarities with other components of the assessment of fair housing (e.g., segregation and integration, disparities in access to opportunity).

See Appendix B, pages B-19, B-20, B-62, B-67, B-86, B-105 S
ee Chapter 2 Housing Needs 2-8:2-10, 2-2-:2-21
S
ee Chapter 3 AFFH 3-3:3-4. 3-7:3-21
c Affirmatively Furthering Fair Housing (AFFH) and Sites Inventory: While the element includes an analysis of identified sites to accommodate the regional housing need allocation (RHNA) to affirmatively furthering fair housing for the lower-income RHNA, it should also conduct this analysis with consideration for the moderate and above moderate RHNA.

See Chapter 3, Summary of Affirmatively Furthering Fair Housing, Page 3-11:3-16 and Appendix B, B-106 through B-111 are revised to include an evaluation of moderate and above moderate income unit distribution. d Local Data and Knowledge: The element must include local data, knowledge, and other relevant factors to discuss and analyze any unique attributes about the City related to fair housing issues. The element should complement federal, state, and regional data with local data and knowledge where appropriate to capture emerging trends and issues, including utilizing knowledge from local and regional advocates and service providers, City staff and related local and county planning documents.

Addressed in above edits.
e Other Relevant Factors: The element must include other relevant factors that contribute to fair housing issues in the City. For instance, the element can analyze historical land use, zoning and barriers to housing choices, investment practices, seeking investment or lack of seeking investment to promote affordability and inclusion, information about redlining/greenlining, restrictive covenants and other discriminatory practices, land use related lawsuits, local initiatives, demographic trends or other information that complements the state and federal data.

To be addressed following local adoption.
f Contributing Factors to Fair Housing Issues: Based on the outcomes of a complete analysis, the element should re- assess contributing factors and particularly prioritize those factors then formulate appropriate policies and programs.

See Chapter 3 AFFH 3-13:3-14, 3-22:3-28
g Goals and Actions: The element must be revised to add or modify goals and actions based on the outcomes of analysis described above. Goals and actions must specifically respond to the analysis and identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, discrete timing or milestones, geographic targeting and metrics or numerical targets. As appropriate, actions must address housing mobility, new housing choices and affordability in higher resource or higher income areas, place-based strategies for community preservation and revitalization and displacement protection.

See Chapter 2 Housing Needs and Chapter 3 AFFH Tied together as described above.

S
ee Programs Revised in Chapter 7
- 1.1.7. Code Enforcement (pg. 7-5)
- 1.1.8. Safe Housing Outreach (pg. 7-6)
- 2.1.7 Support Non-profit Housing Sponsors
- 5.1.1. Fair Housing Services (pg. 7-31)
- 2.1.9 Housing for Unhoused Persons
- 3.1.1. Housing for Special Needs Groups
- 3.1.4 Cord. W. Agencies Serving Unhoused
- 3.1.8. Housing for Persons with Disabilities

2. Include an analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels, including extremely low-income households. (Gov. Code, § 65583, subd. (a)(1).)
Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).) B554
TABLE: HOUSING ELEMENT REVISIONS IN RESPONSE TO HCD COMMENT LETTER DATED 09/29/22 (ATTACHED) Comment
Number Comment from Letter Dated 09-29-22
Response
Notes
a Extremely Low-Income (ELI) Households: The element does include some data on the number of existing and projected ELI households, but it must also include analysis of their housing needs. The analysis should evaluate tenure, overpayment, resources, and strategies available and the gap and magnitude of housing needs to better formulate policies and programs.

See Chapter 2 Housing Needs, Revised Pages 2-9:2-12, and 2-18:2-21which includes discussion of ELI households and renters’ disproportionate experiencing of cost burden.

Revisions to Ch. 7 Programs
- 2.1.7 Support Non-profit Housing Sponsors
- 2.1.9 Housing for Unhoused Persons
- 3.1.1. Housing for Special Needs Groups
- 3.1.4 Cord. W. Agencies Serving Unhoused
- 3.1.8. Housing for Persons with Disabilities
b Overpayment: The element must quantify and analyze the number of lower-income households overpaying by tenure (i.e., renter and owner).

See Chapter 2 Housing Needs, Revised Pages 2-9:2-12, and 2-18:2-21which c Housing Conditions: While the element estimates the number of units in need of rehabilitation, it should supplement this estimate with the number of units in need of replacement.

See Chapter 2 Housing Needs, Revised Pages 2-14

Programs revised in Ch. 7

1.1.7. Code Enforcement (pg. 7-5)

1.1.8. Safe Housing Outreach (pg. 7-6)
d Housing Costs: While the element includes estimated rents for residents, it utilizes American Community Survey (ACS) data. The element should supplement census data with other sources (e.g., local knowledge).

See Chapter 2 Housing Needs, Revised page 2-9:2-10 which includes 2022 Market rents sourced from Zillow Rental Manager.

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).) a Realistic Capacity: Where zoning allows 100 percent nonresidential uses, the calculation of residential capacity should account for the likelihood of 100 percent nonresidential development. For example, the element could analyze all development activity in nonresidential zones allowing 100 percent nonresidential uses, how often residential development occurs and adjust residential capacity calculations, policies, and programs accordingly. This analysis may incorporate any proposed policies such as residential performance standards, prohibition of commercial uses and should clarify that all zones allow residential uses, particularly 100 percent residential uses.

Chapter 6 Sites, revised pages 6-14:6-15 through 6-20. These pages now include discussion of the rezoning of housing sites allowing for the development of 100% residential uses and no sites being rezoned to non-res. Or MU districts.

b Suitability of Nonvacant Sites: The element must include an analysis demonstrating the potential for additional development on nonvacant sites. While the element maps various areas with a description, in some cases, as noted in our conversation, the element should include additional discussion regarding the extent existing uses impede additional development such as market demand for the existing use and existing leases, contracts or other conditions that would perpetuate the existing use or prevent additional residential development. For example, Sites 1-82 are currently residential lots occupied primarily by single -family residences and Sites 120, 138, 154, 155, 164 and 166 are places of worship. The element should include a discussion of why the uses will likely discontinue or be redeveloped in the planning period. The element could also consider additional indicators of the potential for redevelopment such as age and condition of the existing structure, expressed developer or property owner interest, existing versus allowable floor area, and other factors.

See Chapter 6 Sites, page 6-6:6-11 which discuss methodology.

See Page 6-25 includes a discussion on non-vacant housing sites and their selection for inclusion within the site inventory which considered their improvement land value (ILV) ratio.

See Page 6-58 has been revised to include additional discussion related to non-vacant sites that are also places of worship. c Finally, the element identifies sites with existing residential uses. Absent a replacement housing policy, these sites are not adequate sites to accommodate lower-income households. The replacement housing policy should have at least the same requirements as set forth in Government Code section 65915, subdivision (c), paragraph (3).

See Revised Page 6-11 clarifies no sites include deed restricted units or those affordable to lower income households. d AB 725: For jurisdictions that are considered Metropolitan, the element must identify at least 25 percent of the remaining moderate and above moderate RHNA on sites that allow at least four units of housing (e.g., four plex or greater) (Gov. Code, § 65583.2, subd. (c)(4)).

See Chapter 6 Sites, revised page 6-14 which includes evaluation of the city’s proposed accommodation of moderate and above moderate income residential units.

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TABLE: HOUSING ELEMENT REVISIONS IN RESPONSE TO HCD COMMENT LETTER DATED 09/29/22 (ATTACHED) Comment
Number Comment from Letter Dated 09-29-22
Response
Notes
e Infrastructure: While the element includes a general discussion on water and sewer capacity, it must demonstrate sufficient existing or planned water and sewer capacity to accommodate the City’s regional housing need for the planning period.

See Chapter 4, Constraints and Chapter 6, Sites revised pages 4-22:4-23 and 6-23: 6-25 for greater discussion related to infrastructure constraints to housing site development. f Environmental Constraints: While the element generally describes environmental conditions, it should also describe any other known conditions (e.g., shape, easements, contamination) that could impact housing development on identified sites in the planning period.

See Chapter 4, Constraints revised pages 4-28, Chapter 6 Sites, revised page 6-24:6-25 which further discusses environmental conditions in the city which may serve as constraints to the future development of housing sites contained within the city’s site inventory.
g Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected]. HCD has not received a copy of the electronic inventory. Please note, the city must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housing-element/index.shtml#element for a copy of the form and instructions. The city can reach out to HCD at [email protected] for technical assistance.

An updated site inventory
, including an electronic copy is attached to this resubmittal. See attached. h Zoning for a Variety of Housing Types (Emergency Shelters): The element mentions emergency shelters are permitted in an overlay district. However, the element should also clarify shelters are permitted without discretionary action and discuss available acreage, including typical parcel sizes and the presence of reuse opportunities, proximity to transportation and services and any conditions inappropriate for human habitability. The analysis should also list and evaluate development standards.

Finally, parking requirements appear inconsistent with statutory requirements that limit parking to staff and as a result, the element should add or modify programs to revise parking requirements.

See Chapter 5 Resources revised pg. 5-13: 5-14 which discusses sites and proximity to services, and standards.

See Chapter 3 Housing Needs and Program 3.1.5. revised on Chapter 7, revised page 7-22 to remove per-bed parking requirements for emergency shelters.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov.

Code, § 65583, subd. (a)(5).)
An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… …requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2... (Gov. Code, § 65583, subd. (a)(6).) a Land Use Controls: The element must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types. The analysis should analyze land use controls independently and cumulatively with other land use controls. The analysis should specifically address requirements related to parking, heights, lot coverage and allowable density ranges. The analysis should address any impacts on cost, supply, housing choice, affordability, timing, approval certainty and ability to achieve maximum densities.

In response to HCD comments received on the draft Housing Element, the city’s R-35 zoning district, which as stands allows residential development between
30 and 35 du/acre is proposed to be amended to allow development between 25 and 35 du/acre. This zoning text amendment will occur alongside adoption of the housing element, along with related housing site rezonings. Accordingly, the following pages have been revised to reflect this change to the R-35 zoning district: revised pages 4- 3: 4-7, 6-7 & 6-14.

See revised Page 5-9 within Chapter 5, Resources, which provides further clarity regarding the city’s adopted zoning ordinance which references and implements State Density Bonus Law.

See revised Page 4-9 re: Parking Requirements and Program 4.1.6. to include future evaluation and continue compliance w/ state laws.

See
Chapter 4, Constraints revised pages 4-14 and 4-15 which includes additional discussion regarding the city’s regulations related to multi-family zoning districts including maximum building heights.

Clarified in above.

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TABLE: HOUSING ELEMENT REVISIONS IN RESPONSE TO HCD COMMENT LETTER DATED 09/29/22 (ATTACHED) Comment
Number Comment from Letter Dated 09-29-22
Response
Notes
b Zoning Fees and Transparency: The element must clarify its compliance with new transparency requirements for posting all zoning and development standards, and inclusionary requirements for each parcel on the jurisdiction’s website pursuant to Government Code section 65940.1(a)(1).

Reference Added. See Chapter 4 Constraints, revised page 4-15 which revises the previously provided development fees table to include the East Contra Costa County Regional Transportation Demand Impact Mitigation (RTDIM) Fee.

See Chapter 4 Constraints, revised page 4-4 which clarifies that the city’s zoning regulations, development standards and fees are included on the city’s website.
c Building Codes: The element should identify and evaluate any local amendments to the building code for impacts on housing costs.

See Chapter 4 Constraints revised Page 4-12 which clarifies that the city has not adopted any local amendments to the California Building Code.
d Fees and Exaction: The element provides a cumulative analysis of fees on various housing types but should also list all the various planning and impact fees, including regional transportation impact fees, to better evaluate the impacts on housing development costs.

See Chapter 4 Constraints, revised page 4-15 which revises the previously provided development fees table to include the East Contra Costa County Regional Transportation Demand Impact Mitigation (RTDIM) Fee. e Local Processing and Permit Procedures: While the element mentions uses are by-right, it should also describe the procedures for a typical single family and multifamily development complying with zoning. The analysis should address the approval body, the number of public hearing if any, approval findings and any other relevant information.

The analysis should evaluate approval findings for impacts on approval certainty.

See Chapter 4 Constraints, revised Page 4-20:4-21
which provides clarification related to the city’s local processing and permit procedures for residential uses including design review, and new Multi -family ODS.

f In addition, the element (p. 4-4) notes multifamily development are subject to a conditional use permit (CUP) in multifamily zones. Requiring a CUP or exception process for a use in its intended zone is a constraint. The element should include a program with specific commitment and discrete timing early in the planning period to remove or modify the requirement. This is particularly important since the past element had a program to address this requirement as a constraint.

See Chapter 4 Constraints, revised Pg. 4-3: 4-5 which removes the use permit requirement for multi-family residential uses in multi-family districts, including design review, and new Multi-family ODS.

g Constraints on Housing for Persons with Disabilities: The element should analyze potential constraints on housing for persons with disabilities, as follows:
 Reasonable Accommodation: The element references the zoning code includes a reasonable accommodation procedure, it should include a description of the process and decision-making criteria such as approval findings and analysis of any potential constraints on housing for persons with disabilities and modify programs as appropriate.

 Group Homes for Seven or More Persons: The element indicates group homes for seven or more persons are allowed in a limited number of residential zones and subject to a CUP. The element should analyze the exclusion of these uses in all residential zones and the CUP requirement and add or modify programs to address the constraint.

See Chapter 4 Constraints, revised Page 4-11 & 4-12 which provides additional clarity regarding the city’s reasonable accommodation procedure including application contents, process timing, decision maker, required findings and any special requirements.
- Added to Revised 3.1.1. Housing for Special Needs Groups - 3.1.8. Housing for Persons with Disabilities
h Requests for Lesser Densities: The element must be revised to analyze requests to develop housing at densities below those anticipated in the sites inventory, including hinderance on the construction of a locality’s share of the regional housing need.

To be addressed following local adoption.

5. An analysis of existing assisted housing developments that are eligible to change from low-income housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. (Gov. Code, § 65583, subd. (a)(9).)
a The analysis of at-risk unit must estimate the total cost of producing new rental housing that is comparable in size and rent levels, to replace the units that could change from low-income use, and an estimated cost of preserving the assisted housing developments. This cost analysis for replacement housing may be done aggregately and does not have to contain a project-by-project cost estimate.

See Chapter 2, Housing Needs revised 2-17 which includes estimate using loopnet sales listings for older smaller MF buildings.

B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element. (Gov. Code, § 65583, subd. (c).) B557
TABLE: HOUSING ELEMENT REVISIONS IN RESPONSE TO HCD COMMENT LETTER DATED 09/29/22 (ATTACHED) Comment
Number Comment from Letter Dated 09-29-22
Response
Notes
a To have a beneficial impact in the planning period and address the goals of the housing element, programs must be revised with discrete timelines (e.g., at least annually or month and year) or timeframes earlier in the planning period.

Examples include Programs 1.1.2 (Housing Rehabilitation), 1.1.3 (Community Education), 1.1.5 (Safe Housing Outreach), 2.1.3 (Meet with Potential Developers), 2.1.5 (Affordable Housing Program Inventory), 2.1.7 (Support Non- profit Housing), 2.1.9 (Unhoused Populations), 3.1.1 (Housing for Special Needs, 3.1.4 (Unhoused Population Coordination), 3.1.7 (Farmworker Housing), 3.1.9 (Housing and Services for those with Disabilities), 4.1.3 (Density Bonus Ordinance), 4.1.6 (Parking Requirements), 4.1.8 (Regional Fees) and 5.1.4 (Prioritize Hard to Serve Residents).

Various revisions to Chapter 7 to format programs in a way that offered specifics to HCD. We followed approach of City of Alameda (as directed by HCD) and “beefed up” many special needs related programs to include reference to our zoning amendments.
- 1.1.7. Code Enforcement (pg. 7-5)
- 1.1.8. Safe Housing Outreach (pg. 7-6)
- 2.1.7 Support Non-profit Housing Sponsors
- 5.1.1. Fair Housing Services (pg. 7-31)
- 2.1.9 Housing for Unhoused Persons
- 3.1.1. Housing for Special Needs Groups
- 3.1.4 Cord. W. Agencies Serving Unhoused
- 3.1.8. Housing for Persons with Disabilities
b Additionally, programs should include specific commitment and actions toward beneficial impacts or housing outcomes. Program language such as “discuss”, “review”, “develop” and “explore” should be complemented or replaced with commitment such as adopt, pursue, apply or identify. Examples of programs that should be revised include Programs 2.1.9 (Unhoused Populations), 2.1.11 (Missing Middle Housing), 3.1.1 (Housing for Special Needs) and 3.1.7 (Farmworker Housing).

Various revisions to Chapter 7 to format programs

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).) a As noted in Finding B3, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the city may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

See below.
b  Concurrent Rezoning: HCD understands the city will be completing rezoning prior to the start of the planning period (January 31, 2023) to accommodate the RHNA, including for lower-income households. Please be aware, if rezoning is not completed by January 31, 2023, the element must include a program(s) to rezone sites with appropriate zoning and development standards pursuant to Government Code sections 65583, subdivision (c)(1), and 65583.2, subdivisions (h) and (i).

See Chapter 6 Sites, revised Page 6-14: 6-15 which clarifies that proposed housing site rezonings and associated general plan amendments will be adopted alongside the 6th cycle housing element update prior to the beginning of the planning period . c  Program 3.1.5 (Supportive and Transitional Housing): The Program currently conflates general requirements related to transitional and supportive housing and by-right permanent supportive housing (AB 2162). The program should make a clear and specific commitment to comply with both requirements.

See Revisions to Chapter 7.
d  Program 3.1.5 (Supportive and Transitional Housing): The Program currently conflates general requirements related to transitional and supportive housing and by-right permanent supportive housing (AB 2162). The program should make a clear and specific commitment to comply with both requirements.

See Revisions to Chapter 7.
e  Large and Small Sites: The element should include programs to encourage and facilitate development of housing for lower-income households on large and small sites. Examples of actions include amending zoning, establishing incentives and coordinating with property owners and developers.

See Chapter 6, Sites, revised page 6-10 includes discussion of housing site sizes.

Additionally See Revisions to Chapter 7 related to program commitments to increasing housing opportunities for lower incomes including:

• Program 4.1.13. Objective Design Standards
• Programs 4.1.14 Housing Site Inventory General Plan Amendments and Rezonings. • Program 2.1.7 Support Non-Profit Housing Sponsors
• Program 2.1.6 Housing for ELI Households
• Program 2.I.10 Inclusionary Housing
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TABLE: HOUSING ELEMENT REVISIONS IN RESPONSE TO HCD COMMENT LETTER DATED 09/29/22 (ATTACHED) Comment
Number Comment from Letter Dated 09-29-22
Response
Notes

3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.

The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) a As noted in Finding B4, the element requires a complete analysis of potential governmental and non-governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

Resolved as described above.

4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).) a As noted in Finding B1, the element must include a complete analysis of AFFH. The element must be revised to add goals and actions based on the outcomes of a complete analysis.

Resolved as described above.

5. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (9) of subdivision (a)... (Gov. Code, § 65583, subd. (c)(6).) a Program 1.1.1 (Preserve At-risk Projects) should commit to comply with noticing requirements and coordinate with qualified entities.

See Revisions to Chapter 7.

6. Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rent... (Gov. Code, § 65583, subd. (c)(7).) a Program 2.1.8 (Promote Accessory Dwelling Units (ADU)) should commit to amend the ADU ordinance as necessary to comply with state law and monitor permitted ADUs and affordability every other year and take appropriate action such as adjusting assumptions or rezoning within a specified time (e.g., 6 months) if assumptions are not realized.

See Revisions to Chapter 7.

C. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).) a While the element includes quantified objectives for new construction, rehabilitation, and conservation by income group; it could consider quantified objectives for conservation (beyond at-risk preservation). For your information, the quantified objectives do not represent a ceiling, but rather set a target goal for the city to achieve, based on needs, resources, and constraints.

See Revisions to Chapter 7.

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EXHIBIT E
Response to HCD Findings
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EXHIBIT E – RESPONSE TO HCD FINDINGS
Pursuant to Government Code section 65585, subdivision (b), HCD reviewed the draft Housing Element and reported the results of its review.

The following changes were requested by HCD.

A. Housing Needs, Resources, and Constraints

1.a. HCD Finding: Fair Housing Enforcement and Capacity: The housing element must include a summary of fair housing enforcement and outreach capacity. The analysis must address how the City complies with state and federal fair housing laws, including regulations, lawsuits, and related enforcement actions.

City
response: Appendix B, pages B-9, B-15, B-16 are revised to describe compliance more specifically with fair housing laws, the City’s enforcement and outreach capacity, and an evaluation of fair housing complaints and cases, including a summary of findings.

1.b. HCD Fin
ding: Disproportionate Housing Needs, Including Displacement Risk: While the element includes discussion on disproportionate housing needs, this discussion should also address the patterns within the city and evaluate any similarities with other components of the assessment of fair housing (e.g., segregation and integration, disparities in access to opportunity).

City
response: See revised Appendix B, pages B-19, B-20, B-62, B-67, B-86, B-105; Chapter 2, Housing Needs, pages 2-8:2-10, 2-2:2-21; and see Chapter 3, AFFH, pages 3-3:3-4, 3-7:3-21 which were revised to include additional discussion regarding the disproportionate risk of displacement and cost burden experienced by renters, and patterns within the city’s Environmental Justice neighborhoods.

1.c. HCD F
inding: Affirmatively Furthering Fair Housing (AFFH) and Sites Inventory:

While the element includes an analysis of identified sites to accommodate the regional housing need allocation (RHNA) to affirmatively furthering fair housing for the lower-income RHNA, it should also conduct this analysis with consideration for the moderate and above moderate RHNA.

City
response: Chapter 3, Summary of Affirmatively Furthering Fair Housing, pages 3-11:3-16 and Appendix B, pages B-106:B-111 are revised to include an evaluation of moderate- and above moderate-income unit distribution.

1.d. HCD Fin
ding: Local Data and Knowledge: The element must include local data, knowledge, and other relevant factors to discuss and analyze any unique attributes about the City related to fair housing issues. The element should complement federal, state, and regional data with local data and knowledge where appropriate to capture emerging trends and issues, including utilizing knowledge from local and regional advocates and service providers, City staff and related local and county planning documents.

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Ci
ty response: Addressed in above edits.

1.e. HCD Finding: Other Relevant Factors: The element must include other relevant factors that contribute to fair housing issues in the City. For instance, the element can analyze historical land use, zoning and barriers to housing choices, investment practices, seeking investment or lack of seeking investment to promote affordability and inclusion, information about redlining/greenlining, restrictive covenants and other discriminatory practices, land use related lawsuits, local initiatives, demographic trends or other information that complements the state and federal data.

City response: To be addressed following local adoption.

1.f. HCD Finding: Contributing Factors to Fair Housing Issues: Based on the outcomes of a complete analysis, the element should re-assess contributing factors and particularly prioritize those factors then formulate appropriate policies and programs.

City response: Chapter 3, AFFH, pages 3-13:3-14, 3-22:3-28 are revised to prioritize contributing factors to fair housing issues.

1.g. HCD Finding: Goals and Actions: The element must be revised to add or modify goals and actions based on the outcomes of analysis described above. Goals and actions must specifically respond to the analysis and identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, discrete timing or milestones, geographic targeting and metrics or numerical targets. As appropriate, actions must address housing mobility, new housing choices and affordability in higher resource or higher income areas, place- based strategies for community preservation and revitalization and displacement protection.

City response: See revised Chapter 2, Housing Needs and Chapter 3, AFFH which were revised to both address the disproportionate housing needs (displacement and cost burden) experienced by lower income households and renters in the city.

See also, Chapter 7, Goals, Policies and Programs, which was revised to include additional information regarding programs intended to address fair housing issues such as disproportionate housing needs, in the city:

o 1.1.7. Code Enforcement
o 1.1.8. Safe Housing Outreach
o 2.1.7 Support Non-profit Housing Sponsors
o 2.1.9 Housing for Unhoused Persons
o 3.1.1. Housing for Special Needs Groups
o 3.1.4 Cord. W. Agencies Serving Unhoused
o 3.1.8. Housing for Persons with Disabilities
o 5.1.1. Fair Housing Services

2.a. HCD Finding: Extremely Low-Income (ELI) Households: The element does include some data on the number of existing and projected ELI households, but it must also include analysis of their housing needs. The analysis should evaluate tenure, B562
over
payment, resources, and strategies available and the gap and magnitude of housing needs to better formulate policies and programs.

City response: See Chapter 2, Housing Needs, revised pages 2-9:2-12, and 2-18:2- 21 which includes discussion of ELI households and renters’ disproportionate experiencing of cost burden.

See revisions to Chapter 7, Programs:
o 2.1.7 Support Non-profit Housing Sponsors
o 2.1.9 Housing for Unhoused Persons
o 3.1.1. Housing for Special Needs Groups
o 3.1.4 Cord. W. Agencies Serving Unhoused
o 3.1.8. Housing for Persons with Disabilities

2.b. HCD Finding: Overpayment: The element must quantify and analyze the number of lower-income households overpaying by tenure (i.e., renter and owner).

City response: See Chapter 2, Housing Needs, revised pages 2-9:2-12, and 2-18:2- 21 which includes discussion of cost burden by tenure.

2.c. HCD Finding: Housing Conditions: While the element estimates the number of units in need of rehabilitation, it should supplement this estimate with the number of units in need of replacement.

City response: Chapter 2, Housing Needs, revised page 2-14 discusses approximate percentage of housing units needing to be replaced in the city.

See programs revised in Chapter 7, Programs:
o 1.1.7. Code Enforcement (pg. 7-5)
o 1.1.8. Safe Housing Outreach (pg. 7-6)

2.d. HCD Finding: Housing Costs: While the element includes estimated rents for residents, it utilizes American Community Survey (ACS) data. The element should supplement census data with other sources (e.g., local knowledge).

City response: Chapter 2, Housing Needs, revised pages 2-9:2-10 include 2022 Market rents sourced from Zillow Rental Manager.

3.a. HCD Finding: Realistic Capacity: Where zoning allows 100 percent nonresidential uses, the calculation of residential capacity should account for the likelihood of 100 percent nonresidential development. For example, the element could analyze all development activity in nonresidential zones allowing 100 percent nonresidential uses, how often residential development occurs and adjust residential capacity calculations, policies, and programs accordingly. This analysis may incorporate any proposed policies such as residential performance standards, prohibition of commercial uses and should clarify that all zones allow residential uses, particularly 100 percent residential uses.

City response: Chapter 6, Sites, revised pages 6-14:6-20 include a discussion of the rezoning of housing sites allowing for the development of 100% residential uses and no sites being rezoned to non-res. or MU districts.

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3.b. HCD F
inding: Suitability of Nonvacant Sites: The element must include an analysis demonstrating the potential for additional development on nonvacant sites. While the element maps various areas with a description, in some cases, as noted in our conversation, the element should include additional discussion regarding the extent existing uses impede additional development such as market demand for the existing use and existing leases, contracts or other conditions that would perpetuate the existing use or prevent additional residential development. For example, Sites 1-82 are currently residential lots occupied primarily by single -family residences and Sites 120, 138, 154, 155, 164 and 166 are places of worship. The element should include a discussion of why the uses will likely discontinue or be redeveloped in the planning period. The element could also consider additional indicators of the potential for redevelopment such as age and condition of the existing structure, expressed developer or property owner interest, existing versus allowable floor area, and other factors.

City response: See Chapter 6, Sites, pages 6-6:6-11 which discuss methodology; page 6-25 which includes a discussion on non-vacant housing sites and their selection for inclusion within the site inventory which considered their improvement land value (ILV) ratio; and page 6-58 which has been revised to include additional discussion related to non-vacant sites that are also places of worship.

3.c. HCD Finding: Finally, the element identifies sites with existing residential uses.

Absent a replacement housing policy, these sites are not adequate sites to accommodate lower-income households. The replacement housing policy should have at least the same requirements as set forth in Government Code section 65915, subdivision (c), paragraph (3).

City response: Revised page 6-11 clarifies no sites include deed-restricted units or those affordable to lower-income households.

3.d. HCD Finding: AB 725: For jurisdictions that are considered Metropolitan, the element must identify at least 25 percent of the remaining moderate and above moderate RHNA on sites that allow at least four units of housing (e.g., four plex or greater) (Gov. Code, § 65583.2, subd. (c)(4)).

City response: See Chapter 6, Sites, revised page 6-14 which includes evaluation of the City’s proposed accommodation of moderate- and above moderate-income residential units. Approximately 86 percent (2,635 of the 2,895 total moderate and above moderate-income units within the inventory) are provided on sites that allow development at or above 4 dwelling units per acre but less than 100 dwelling units per acre. These include sites being rezoned to the R-25 and R-35 zoning districts and sites to remain zoned S-P for which the city has received a proposed development application.

3.e. HCD Finding: Infrastructure: While the element includes a general discussion on water and sewer capacity, it must demonstrate sufficient existing or planned water and sewer capacity to accommodate the City’s regional housing need for the planning period.

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Ci
ty response: See Chapter 4, Constraints and Chapter 6, Sites revised pages 4- 22:4-23 and 6-23:6-25 for greater discussion related to infrastructure constraints to housing site development.

3.f. HCD Finding: Environmental Constraints: While the element generally describes environmental conditions, it should also describe any other known conditions (e.g., shape, easements, contamination) that could impact housing development on identified sites in the planning period.

City response: See Chapter 4, Constraints revised pages 4-28, Chapter 6, Sites, revised pages 6-24:6-25 which further discusses environmental conditions in the city which may serve as constraints to the future development of housing sites contained within the City’s Site Inventory. These revisions note that the realistic capacity of sites within the inventory were calculated using the minimum allowable density of their proposed zoning district. This allows future development housing sites greater flexibility in future site design and development to avoid any potential site-specific constraints which may become evident as part of future development.

3.g. HCD Finding: Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected]. HCD has not received a copy of the electronic inventory.

Please note, the city must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housing-
element/index.shtml#element for a copy of the form and instructions. The city can reach out to HCD at [email protected] for technical assistance.

City response: An updated Site Inventory, including an electronic copy is attached to the resubmittal.

3.h. HCD Finding: Zoning for a Variety of Housing Types (Emergency Shelters): The element mentions emergency shelters are permitted in an overlay district. However, the element should also clarify shelters are permitted without discretionary action and discuss available acreage, including typical parcel sizes and the presence of reuse opportunities, proximity to transportation and services and any conditions inappropriate for human habitability. The analysis should also list and evaluate development standards. Finally, parking requirements appear inconsistent with statutory requirements that limit parking to staff and as a result, the element should add or modify programs to revise parking requirements.

City response: See Chapter 5, Resources revised pg. 5-13:5-14 which discusses sites and proximity to services, and standards.

See Chapter 3, Housing Needs and Chapter 7, Programs Program 3.1.5 revised page 7-22 to remove per-bed parking requirements for emergency shelters.

4.a. HCD Finding: Land Use Controls: The element must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types. The analysis should analyze land use controls independently and cumulatively with other land use controls. The analysis should specifically address requirements related to B565
park
ing, heights, lot coverage and allowable density ranges. The analysis should address any impacts on cost, supply, housing choice, affordability, timing, approval certainty and ability to achieve maximum densities.

City response: In response to HCD comments received on the draft Housing Element, the city’s R-35 zoning district, which as stands allows residential development between 30 and 35 du/acre is proposed to be amended to allow development between 25 and 35 du/acre. This zoning text amendment will occur alongside adoption of the housing element, along with related housing site rezonings. Accordingly, the following pages have been revised to reflect this change to the R-35 zoning district: revised pages 4-3:4-7, 6-7, and 6-14.

See revised page 5-9 within Chapter 5, Resources, which provides further clarity regarding the city’s adopted zoning ordinance which references and implements State Density Bonus Law.

See Chapter 4, Constraints revised page 4-9 regarding Parking Requirements and Program 4.1.6. which include future evaluation and continue compliance with State laws; and revised pages 4-14 and 4-15 which include additional discussion regarding the City’s regulations related to multi-family zoning districts including maximum building heights.

4.b. HCD Finding: Zoning Fees and Transparency: The element must clarify its compliance with new transparency requirements for posting all zoning and development standards, and inclusionary requirements for each parcel on the jurisdiction’s website pursuant to Government Code section 65940.1(a)(1).

City response: Reference added. See Chapter 4, Constraints, revised page 4-15 which revises the previously provided development fees table to include the East Contra Costa County Regional Transportation Demand Impact Mitigation (RTDIM) Fee.

See Chapter 4 Constraints, revised page 4-4 clarifies that the City’s zoning regulations, development standards, and fees are included on the City’s website.

4.c. HCD Finding: Building Codes: The element should identify and evaluate any local amendments to the building code for impacts on housing costs.

City response: See Chapter 4, Constraints revised page 4-12 which clarifies that the City has not adopted any local amendments to the California Building Code.

4.d. HCD Finding: Fees and Exaction: The element provides a cumulative analysis of fees on various housing types but should also list all the various planning and impact fees, including regional transportation impact fees, to better evaluate the impacts on housing development costs.

City response: See Chapter 4, Constraints, revised page 4-15 which revises the previously provided development fees table to include the East Contra Costa County Regional Transportation Demand Impact Mitigation (RTDIM) Fee.

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4.e. HCD Fin
ding: Local Processing and Permit Procedures: While the element mentions uses are by-right, it should also describe the procedures for a typical single family and multifamily development complying with zoning. The analysis should address the approval body, the number of public hearing if any, approval findings and any other relevant information. The analysis should evaluate approval findings for impacts on approval certainty.

C
ity response: See Chapter 4, Constraints, revised pages 4-20:4-21 which provide clarification related to the City’s local processing and permit procedures for residential uses including design review, and new Multi-family ODS. 4 .f. HCD Finding: In addition, the element (p. 4-4) notes multifamily development are subject to a conditional use permit (CUP) in multifamily zones. Requiring a CUP or exception process for a use in its intended zone is a constraint. The element should include a program with specific commitment and discrete timing early in the planning period to remove or modify the requirement. This is particularly important since the past element had a program to address this requirement as a constraint.

C
ity response: See Chapter 4, Constraints, revised pages 4-3:4-5 which removes the use permit requirement for multi-family residential uses in multi-family districts, including design review, and new Multi-family ODS.

4. g. HCD Finding: Constraints on Housing for Persons with Disabilities: The element should analyze potential constraints on housing for persons with disabilities, as follows:
o R
easonable Accommodation: The element references the zoning code i
ncludes a reasonable accommodation procedure, it should include a des
cription of the process and decision-making criteria such as approval findings and analysis of any potential constraints on housing for persons with di
sabilities and modify programs as appropriate.
o G
roup Homes for Seven or More Persons: The element indicates group homes for seven or more persons are allowed in a limited number of residential zones and subject to a CUP. The element should analyze the exclusion of these uses in all residential zones and the CUP requirement a nd
add or
modify programs to address the constraint.

C
ity response: See Chapter 4, Constraints, revised page 4-11:4-12 which provides additional clarity regarding the City’s reasonable accommodation procedure including application contents, process timing, decision maker, required findings, and any special requirements.
o R
evised Program 3.1.1. Housing for Special Needs Groups
o Revised Program 3.1.8. Housing for Persons with Disabilities

4. h. HCD Finding: Requests for Lesser Densities: The element must be revised to analyze requests to develop housing at densities below those anticipated in the sites inventory, including hinderance on the construction of a locality’s share of the regional housing need.

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Ci
ty response: To be addressed following local adoption.

5.a. HCD Finding: The analysis of at-risk unit must estimate the total cost of producing new rental housing that is comparable in size and rent levels, to replace the units that could change from low-income use, and an estimated cost of preserving the assisted housing developments. This cost analysis for replacement housing may be done aggregately and does not have to contain a project-by-project cost estimate.

City response: See Chapter 2, Housing Needs revised page 2-17 which includes estimate using loopnet sales listings for smaller older MF buildings.

B. Housing Programs

1.a. HCD Finding: To have a beneficial impact in the planning period and address the goals of the housing element, programs must be revised with discrete timelines (e.g., at least annually or month and year) or timeframes earlier in the planning period.

Examples include Programs 1.1.2 (Housing Rehabilitation), 1.1.3 (Community Education), 1.1.5 (Safe Housing Outreach), 2.1.3 (Meet with Potential Developers),

2.1.5 (Affordable Housing Program Inventory), 2.1.7 (Support Non-profit Housing),

2.1.9 (Unhoused Populations), 3.1.1 (Housing for Special Needs, 3.1.4 (Unhoused Population Coordination), 3.1.7 (Farmworker Housing), 3.1.9 (Housing and Services for those with Disabilities), 4.1.3 (Density Bonus Ordinance), 4.1.6 (Parking Requirements), 4.1.8 (Regional Fees) and 5.1.4 (Prioritize Hard to Serve Residents).

City response: Various revisions to Chapter 7 to format programs in a way that offered specifics to HCD. We followed approach of City of Alameda (as directed by HCD) and “beefed up” many special needs-related programs to include reference to our zoning amendments:

o 1.1.7. Code Enforcement
o 1.1.8. Safe Housing Outreach
o 2.1.7. Support Non-profit Housing Sponsors
o 2.1.9. Housing for Unhoused Persons
o 3.1.1. Housing for Special Needs Groups
o 3.1.4 Cord. W. Agencies Serving Unhoused
o 3.1.8. Housing for Persons with Disabilities
o 5.1.1. Fair Housing Services

1.b. HCD Finding: Additionally, programs should include specific commitment and actions toward beneficial impacts or housing outcomes. Program language such as “discuss”, “review”, “develop” and “explore” should be complemented or replaced with commitment such as adopt, pursue, apply or identify. Examples of programs that should be revised include Programs 2.1.9 (Unhoused Populations), 2.1.11 (Missing Middle Housing), 3.1.1 (Housing for Special Needs) and 3.1.7 (Farmworker Housing).

City response: Various revisions to Chapter 7 to format programs.

2.a. HCD Finding: As noted in Finding B3, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the city may need to add or B568
rev
ise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

City response: See below.

2.b. HCD Finding: Concurrent Rezoning: HCD understands the city will be completing rezoning prior to the start of the planning period (January 31, 2023) to accommodate the RHNA, including for lower-income households. Please be aware, if rezoning is not completed by January 31, 2023, the element must include a program(s) to rezone sites with appropriate zoning and development standards pursuant to Government Code sections 65583, subdivision (c)(1), and 65583.2, subdivisions (h) and (i).

City response: See Chapter 6, Sites, revised pages 6-14:6-15 which clarify that proposed housing site rezonings and associated general plan amendments will be adopted alongside the 6
th Cycle Housing Element update prior to the beginning of the planning period.

2.c. HCD Finding: Program 3.1.5 (Supportive and Transitional Housing): The Program currently conflates general requirements related to transitional and supportive housing and by-right permanent supportive housing (AB 2162). The program should make a clear and specific commitment to comply with both requirements.

City response: See Revisions to Chapter 7 which revised Program 3.1.5. to distinguish between emergency, transitional and supportive housing.

2.d. HCD Finding: Program 3.1.5 (Supportive and Transitional Housing): The Program currently conflates general requirements related to transitional and supportive housing and by-right permanent supportive housing (AB 2162). The program should make a clear and specific commitment to comply with both requirements.

City response: Duplicate of above. See Revisions to Chapter 7 which revised Program 3.1.5. to distinguish between emergency, transitional and supportive housing.

2.e. HCD Finding: Large and Small Sites: The element should include programs to encourage and facilitate development of housing for lower-income households on large and small sites. Examples of actions include amending zoning, establishing incentives and coordinating with property owners and developers.

City response: See Chapter 6, Sites, revised page 6-10 which includes discussion of housing site sizes.

Additionally, see revisions to Chapter 7 related to program commitments to increasing housing opportunities for lower-income households including:

o Program 2.1.7 Support Non-Profit Housing Sponsors
o Program 2.1.6 Housing for ELI Households
o Program 2.I.10 Inclusionary Housing
o Program 4.1.13. Objective Design Standards
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o Pr
ograms 4.1.14 Housing Site Inventory General Plan Amendments and Rezonings.

3.a. HCD Finding: As noted in Finding B4, the element requires a complete analysis of potential governmental and non-governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

City response: Resolved as described above.

4.a. HCD Finding: As noted in Finding B1, the element must include a complete analysis of AFFH. The element must be revised to add goals and actions based on the outcomes of a complete analysis.

City response: Resolved as described above.

5.a. HCD Finding: Program 1.1.1 (Preserve At-risk Projects) should commit to comply with noticing requirements and coordinate with qualified entities.

City response: See revisions to Chapter 7.

6.a. HCD Finding: Program 2.1.8 (Promote Accessory Dwelling Units (ADU)) should commit to amend the ADU ordinance as necessary to comply with state law and monitor permitted ADUs and affordability every other year and take appropriate action such as adjusting assumptions or rezoning within a specified time (e.g., 6 months) if assumptions are not realized.

City response: See revisions to Chapter 7.

C. Quantified Objectives

1.a. HCD Finding: While the element includes quantified objectives for new construction, rehabilitation, and conservation by income group; it could consider quantified objectives for conservation (beyond at-risk preservation). For your information, the quantified objectives do not represent a ceiling, but rather set a target goal for the city to achieve, based on needs, resources, and constraints.

City response: See revisions to Chapter 7.

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CI
TY CO
UNCIL
RESOLUTION # 2023-**
A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ANTIOCH

TO ADOPT A GENERAL PLAN AMENDMENT TO MODIFY LAND USE DESIGNATIONS,

REDESIGNATE LAND USE CLASSIFICATIONS, AND UPDATE THE ENVIRONMENTAL

HAZARDS AND RESOURCE MANAGEMENT ELEMENTS
W
HEREAS, the California Government Code Section 65300 et. seq. requires every city and county in California to adopt a General Plan for its long-range development, and further, to periodically update that Plan to reflect current conditions and issues; W
HEREAS, the Land Use Element and Safety Element are two of the mandatory elements of the City of Antioch’s General Plan;
W
HEREAS, the General Plan Amendment to the Land Use Element ensures consistency between the City of Antioch General Plan and the Zoning Ordinance; W
HEREAS, the California Legislature has made several changes to Section 63502 of the California Government Code to require cities and counties to update the Safety Element of the General Plan to address climate change hazards and incorporate climate adaptation and resiliency strategies (Senate Bills 379 and 1035), identify and evaluate evacuation routes (Assembly Bill 747 and Senate Bill 99), and address fire risk (Senate Bill 1241); W
HEREAS, the Land Use Element, Resource Management Element, and Safety Element (“Environmental Hazards Element”) updates, were coordinated with the Draft 6th Cycle Housing Element Update:

W
HEREAS, Section 65358 of the California Government Code provides for the amendment of all or part of an adopted General Plan;
W
HEREAS, the City, as lead agency under the California Environmental Quality Act (“CEQA”), has completed the Housing Element Environmental Impact Report (“EIR”) for the Project, which includes the General Plan Amendments in the project description; W
HEREAS, the City Council conducted a public hearing to consider the Housing Element EIR on January 24, 2023;
W
HEREAS, on January 24, 2023, the Antioch City Council adopted Resolution 2023-xx certifying the Housing Element EIR and adopting CEQA findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program; W
HEREAS, recitals and findings from the Antioch City Council adopted Resolution 2023- xx are incorporated by reference;

ATTACHMENT C
C1
WHERE
AS, the Planning Commission held a public hearing on January 4, 2023, considered all public comments received, the presentation by City staff, the staff report, and all other pertinent documents regarding the proposed request, and adopted Resolution 2023-03 recommending that the City Council adopt a General Plan Amendment to update the Land Use, Environmental Hazards, and Resource Management Elements; W
HEREAS, on January 12, 2023 , a public hearing notice was published in the East County Times and posted in three public places pursuant to California Government Code Section 65090 for the City Council on January 24, 2023; and
W
HEREAS, the City Council held a public hearing on January 2 4, 2023 to consider amendments to the General Plan to update the Land Use, Environmental Hazards, and Resource Management Elements, considered all public comments received, the presentation by City staff, the staff report, and all other pertinent documents regarding the proposed request.

NO
W, THEREFORE, BE IT RESOLVED that the City Council hereby makes the following findings to adopt a General Plan Amendment to update the Land Use, Environmental Hazards, and Resource Management Elements:

1. T
he proposed project conforms to the provisions and standards of the General Plan in that the proposed amendments are internally consistent with all other provisions of the General Plan and do not conflict with any of the previously adopted goals, policies or programs of the General Plan.

2. The
proposed amendments are necessary to implement the goals and objectives of the General Plan. The Land Use Element Text Amendments (Exhibit A and Exhibit B) and the Table and Diagram of General Plan Land Use Map Amendments (Exhibit C and Exhibit D) and Text Amendments to the will accommodate higher density multifamily housing to expand housing options and affordability throughout the city and ensure consistency between the General Plan and Zoning Ordinance. The Environmental Hazards Element Update (Exhibit E) will address and mitigate climate vulnerabilities, fire risk, and evacuation routes to support public safety as required by State law. The Resources Management Element Update (Exhibit F) will help protect sensitive habitat areas, including habitat for special-status animals and plants.

3. The
proposed a mendments will not be detrimental to the public interest, convenience, and general welfare of the city. The amendments will result in a logical placement of land uses consistent with the overall intent of the General Plan and facilitate housing development opportunities at a range of income levels and household types. The amendments will support public safety through resilience and adaptation strategies.

4. The pr
oposed amendment will not cause environmental damage in that potential effects were analyzed in the EIR for the Housing Element, Environmental Hazards and Resource Management Elements and either found to be less than significant with mitigations or acceptable pursuant to a Statement of Overriding Conditions.

5. The
p roposed a mendment will not require changes to or modifications of any other plans that the City Council adopted before the date of this resolution, that are not proposed for consideration by the Council.

C2
NOW
, THEREFORE, BE IT FURTHER RESOLVED that the Antioch City Council ADOPTS a General Plan Amendment to update the Land Use, Environmental Hazards, and Resource Management Elements (GPA-22-01) as attached hereto in Exhibits A through F).

I HEREBY CERTIFY that the foregoing resolution was adopted by the City Council of the City of Antioch at a regular meeting thereof held on the 24th day of January 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________________________

ELIZABETH HOUSEHOLDER,

CITY CLERK OF THE CITY OF ANTIOCH

C3
EX

HIBIT A

GENERAL PLAN FOCUS AREA TEXT AMENDMENTS

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City of Antioch General Plan 4.0 Land Use
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protections in the form of easements,
deed restrictions, or acquisition of
development rights may be provided.

4.4.6 Focused Planning Areas
Ten areas within the Antioch General Plan
study area have been identified for focused
policy analysis and direction. The purpose of
these “Focus Areas” is to provide policy
direction specific to each area, including
appropriate land use types and development
intensity, based upon analysis of the particular
opportunities and constraints affecting each
area.

4.4.6.1 Downtown Specific Plan Focus
Area. The Rivertown/Urban Waterfront Focus
Area
has been repealed and replaced with the
Downtown Specific Plan. Please refer to this
adopted Plan for all policies related to the
area.

4.4.6.2 Western Antioch Commercial
Focus Area. This Focus Area encompasses
the com
mercial areas along Auto Center Drive
from SR-4 north to Fourth Street, as well as
the commercial areas south of the freeway
along Somersville Road, up to and including
the Somersville Town Center. The General
Plan intends that existing auto dealerships be
retained and revitalized along Auto Center
Drive. If the existing dealers ultimately decide
to rel
ocate from Auto Center Drive, the City
should work with the dealers to secure
alternative locations within the City of Antioch.

Potential alternative locations include the
Regional Commercial area within the East
Lone Tree Specific Plan Focus Area.
a. Purpose and Issues. The Auto Center
Drive/Somersville Road corridor is one of
Antioch’s primary sales tax generators,
encompassing automobile dealerships, the
Somersville Towne Center mall, and other
retail businesses. Uses along this corridor are
aging, and in need of improvement. In addi-
tion, the Somersville Road interchange is
heavily congested. Interchange capacity were
increased as part of improvements for SR-4.
 Automobile dealerships exist along Auto
Center Drive. The City has worked in the
past to improve the design of Auto Center
Drive, and to assist existing dealerships to
modernize their facilities. Relocating the
dealerships to another location within
Antioch could reduce the amount of land
available for industrial use, and may or
may not be desirable for the dealerships.

The dealerships have generated a cus-
tomer base in their present location,
though they do not have freeway visibility.
 South of the freeway is Somersville Towne
Center, formerly known as County East
Mall. The center was an open air complex,
and was enclosed in the 1970s.

There have been discussions in the past
regarding adding another anchor tenant.

However, the present design of the mall,
with a series of tenants having their en-
tries open to the parking lot along Somers-
ville Road, limits simple design solutions.

As a result, there have been suggestions
that the mall be revitalized as a mixed-use
specialty retail, entertainment, office, and
residential project.
 The Focus Area’s commercial uses are
auto-oriented, and its general character is
that of a typical older suburban com-
munity. Improvements to signage, street-
scapes, and building façades are needed
throughout the developed portion of this
Focus Area, along with improved
pedestrian linkages in the mall area.
 At the southern end of this Focus Area is
the Chevron property, which is a 193-acre
relatively flat, vacant parcel south of
Buchanan Road. It is expected to be
annexed by the City of Pittsburg and
developed into a residential community.

These new residents will contribute to the
future financial stability of this commercial
Focus Area. .
b. Policy Direction. Efforts should be
continued to keep existing automobile
dealerships in their present locations, and to
upgrade their facilities. Somersville Towne
Center should be improved and expanded into
a cohesive mixed-use retail, retail,
entertainment, and/or residential center.

Pedestrian and other urban design
improvements should be provided to increase
linkages between the mall and adjacent uses.

Special effort should be undertaken to improve
access to the mall site from Somersville Road,
and to improve the distribution of parking
around the mall.

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City of Antioch General Plan 4.0 Land Use

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The following policies apply to the Western
Antioch Commercial Focus Area.
a. Areas designated “Commercial” on Figure

4.3 shall comply with the provisions of the
Western Antioch Commercial land use
category (see Table 4.A).
b. Areas designated “Regional Commercial”
on Figure 4.3 shall comply with the
provisions of the Regional Commercial
land use category (see Table 4.A).
c. Areas designated “High Density
Residential” in Figure 4.3 shall comply
with the provisions of the High Density
Residential land use category (see Table

4.A).

Expansion of Somersville Towne Center is
encouraged, including new and expanded
retail, particularly addition of new anchor
tenants (department stores), higher end
specialty retail, and sit-down restaurants.

As shown in Figure 4.3, the General Plan
permits expansion of the mall to the west.

Expansion of the mall could also occur
vertically by adding a second story of
shops. Also permitted is the conversion of
the existing mall into a mixed-use com-
mercial, office, and residential complex.

Revitalization of the mall into a mixed use
concept could occur alongside expansion
of the existing mall itself through develop-
ment of multi-story office buildings, either
free-standing or attached to the mall.
d. An urban design plan should be
prepared for the entire Western
Antioch Commercial Focus Area. The
design plan should define a design
theme; set specific architectural, sign,
landscape, and streetscape design
standards for the corridor; and select
specific designs for public
improvements such as street lighting,
special paving sections at
intersections, and street furniture.
e. A façade improvement program
should also be undertaken for existing
commercial uses within this Focus
Area.

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Western Antioch Commercial
Focus Area
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City of Antioch General Plan 4.0 Land Use
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4.4.6.3 Eastern Waterfront Employment
Area. This Focus Area encompasses the
industrial areas in the northeastern portion of
the City and its General Plan study area, south
of the San Joaquin River, west of the SR-160
freeway. The Eastern Waterfront Employment
Area is approximately 976 acres in size, and
lies primarily within the City of Antioch and
partly within unincorporated territory.
a. Purpose and Primary Issues. As a result
of shifts in the national and regional economy,
several of the heavy industrial uses located
along the San Joaquin River have closed, or
have significantly scaled back their operations.

Thus, it is necessary to plan for revitalization
of former heavy industrial lands along the
river, including transition to other uses. This
may include environmental cleanup of
brownfields resulting from years of heavy
industrial use. To the east of Fulton Shipyard
and south of the Antioch Dunes National
Wildlife Refuge is the abandoned City Sewage
treatment plant site. The development feasi-
bility of this site may depend in part upon the
clean up and improvement of nearby areas.

A large portion of this Focus Area, primarily
north of Wilbur Avenue and the BNSF rail line,
was recently annexed into the City of Antioch.

Portions of this area are rail-served, which
provides opportunities for the development of
new industrial uses with modern plants.

South of Wilbur Avenue, industrial areas
border along existing residential
neighborhoods. As a result, it will be
necessary to provide appropriate transitions
between existing residential neighborhoods
and future industrial development.

The environmental sensitivity and fragility of
the Antioch Dunes National Wildlife Refuge
within the northwestern portion of this Focus
area establishes the need to provide
appropriate buffer areas for urban uses
located adjacent to the Refuge.

The proximity of the western portion of this
Focus Area to Rodgers Point provides an
opportunity for development of a recreational
vehicle campground. Such a use would be
possible at the site of the City’s former water
treatment plant. This Focus Area’s location
along the riverfront also provides the
opportunity to extend the trail proposed for the
Downtown Specific Plan Focus Area to the
existing marina adjacent to the SR 160
freeway.

The Northern Waterfront Economic
Development Initiative is a multi-agency
collaboration led by the County of Contra
Costa to revitalize the areas adjacent to the
San Joaquin River within Contra Costa
County. The Initiative identifies Antioch’s
extensive industrial waterfront potential and
provides guidance for regional efforts.
b. Policy Direction. The primary function of
this Foc
us Area is to provide employment
opportunities, and to assist Antioch in achiev-
ing its goal of a balance between local housing
and employment. In addition, the Focus Area
is intended to support and implement the
outcomes of the Northern Waterfront
Economic Development Initiative. The majority
of employment opportunities created within
this area will continue to be industrial in
character, will reflect lighter industrial uses
than are now present. Generally, this Focus
Area will feature a transition between larger
industrial uses between Wilbur Avenue and
the river to light industrial and business park
uses to the south. The area within this Focus
Area between East 18th Street on the south
and the BNSF rail line on the north, Viera
Avenue on the west and Drive-In Avenue on
the east is also subject to the provisions of the
East Eighteenth Street Specific Plan.

The following policies apply to the Eastern
Waterfront Employment Focus Area.
a. Areas designated “Eastern Employment
Business Park” in Figure 4.4 are intended
for employment-generating uses
compatible with a location adjacent to
residential neighborhoods as a transition
from other industrial uses. Appropriate
land use types are set forth in Table 4.A.

The maximum allowable intensity shall be
an FAR of 0.55.
b. The “Commercial” area identified in Figure

4.4 shall comply with the provisions of the
Neighborhood Commercial Land Use
designation (see Section 4.4.1.2).
c. Areas designated “Multi-Family
Residential” in Figure 4.4 shall comply
with the provisions of the High Density
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4-31
Residential land use category (see
Section 4.4.2.2 of the Land Use Element).
d. The “General Industrial” area identified in
Figure 4.4 shall comply with the provisions
of the General Industrial land use category
described in Section 4.4.1.3 of the Land
Use Element.
e. The “Light Industrial” area identified in
Figure 4.4 shall comply with the provisions
of the Light Industrial land use category
described in Section 4.4.1.3 of the Land
Use Element.
f. The “Regional Commercial” area identified
in Figure 4.4 shall comply with the
provisions of the Regional Commercial
land use category described in Section

4.4.1.2 of the Land Use Element.
g. The “Marina/Supporting Uses” area
identified in Figure 4.4 shall comply with
the provisions of the Marina/Supporting
Uses land use category described in
Section 4.4.1.2 of the Land Use Element.
h. The “Open Space” area identified in
Figure 4.4 shall comply with the provisions
of the Open Space land use category
described in Section 4.4.1.4 of the Land
Use Element.
i. Work with property owners and the
California Department of Toxic
Substances Control to facilitate clean up
of existing brownfields within the industrial
properties between Wilbur Avenue and
the San Joaquin River.
j. If a rail transit stop can be established
along the BNSF line west of the Route
160 freeway, development of a high-
density cluster of retail, office, and
residential uses adjacent to the proposed
site would be appropriate. Such
development could occur as an integrated,
mixed-use project at densities as high as
an FAR of 1.0 for non-residential uses and
up to 35 units per acre for the residential
portion of such mixed use development.

As part of the development of sites
adjacent to the freeway interchanges at
Wilbur Avenue and East 18th Street,
establish community gateway
monumentation is to be provided,
including distinctive signage and
landscaping, expressing the theme of
Antioch as “Gateway to the Delta.” Such
signage and monumentation must portray
a high quality design image for the City.
k. As a condition of new development or
redevelopment of properties along the
San Joaquin River between Rodgers Point
and the existing marina at the SR 160
freeway, explore requiring dedication and
improvement of a riverfront trail and linear
park.

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4.4.6.4 Hillcrest Station Area Focus Area.

The SR-4/SR-160 Industrial Frontage Focus
Area has been repealed and replaced with the
Hillcrest Station Area Specific Plan. Please
refer to this adopted Plan for all policies
related to the area.

4.4.6.5 “A” Street Interchange. The “A”
Str
eet Interchange Focus Area encompasses
119 acres of land along “A” Street from Worrel
Road on the south to 10th Street and the
Rivertown/Urban Waterfront Focus Area on
the north. This Focus Area includes lands
actually fronting on “A” Street, as well as
additional adjacent properties.

a. Purpose and Primary Issues. “A” Street is
loc
ated at the center of Antioch, and is an
important gateway to the Rivertown Area. The
existing interchange has the opportunity to
become the primary gateway into the
Rivertown area, as well as into southeastern
Antioch. Thus, revitalization of uses at the
interchanges, as well as uses along the route
into Rivertown is needed. Currently, “A” Street
is a suburban commercial strip with some
single-family residential fronting on the
roadway north of SR-4 freeway. Many uses
along “A” Street are deteriorating or have a
typical suburban commercial strip design.

Most commercial parcels are too shallow to
allow for modern design, and existing
residential uses fronting on “A” Street are in
need of upgrade. Relatively high traffic
volumes make it undesirable for single family
residential uses to front along and take access
from “A” Street. To facilitate revitalization of
this corridor, it would be desirable to
consolidate commercial parcels fronting on “A”
Street, and increase their depth. By
accomplishing this, new commercial centers
with high quality architectural and site design
could be developed, accommodating many of
the same uses that are now present, but is a
manner more befitting of the area’s central
location within the City. It would also be
desirable to relocate residents fronting along
“A” Street to more suitable living
environments.

Remaking the uses at the “A” Street Inter-
change will be costly, and relocation of resi-
dents can be traumatic and difficult. However,
the potential benefits are substantial. At a
minimum, urban design improvements, in-
cluding undergrounding of utilities, building
façade, and sign improvements are needed in
the short-term. In the mid- to long-term (8 to
15 years), deepening of existing commercial
parcels and removal of existing residences
fronting on “A” Street at the interchange
appear to be appropriate.

b. Policy Direction. The General Plan
envisions a cluster of commercial and office
uses with high design quality, transforming the
“A” Street corridor from a strip commercial
area into a pedestrian-oriented village with
well-designed retail and office uses. The A
Street interchange along the SR 4 freeway
needs to feature a major community gateway
statement. “Signature” buildings (those having
greater height and design detail than adjacent
buildings) will be encouraged at key locations,
including at all four quadrants of the freeway
interchange, as well as the intersections of A
Street with Texas Avenue, East Eighteenth
Street, Tenth Street and Wilbur Avenue.

To accomplish this requires relocation of
deteriorating residential uses from the “A”
Street frontage, and increasing the depth of
commercial/office uses to provide a more
sensible development pattern.

Transformation of the “A” Street corridor is
intended to occur over a period of several
years. Residents to be relocated as part of
the revitalization effort will be afforded all of
the protections and relocation benefits
provided under State law.

The following policies apply to the “A” Street
Interchange Focus Area.

a. Areas designated “Commercial” in Figure

4.6 shall comply with the provisions of the
Neighborhood Commercial Land Use
designation (see Section 4.4.1.2).

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b. Areas designated “Commercial/Office” in
Figure 4.6 shall comply with the provisions
of the Neighborhood/Community Comme-
rcial Land Use designation (see Section

4.4.1.2). The land uses that are consi-
dered to be appropriate for areas desig-
nated “Commercial/Office” in Figure 4.6
are those identified for “A” Street Com-
mercial/Office in Table 4.A.
c. Areas designated “Office” in Figure 4.6
shall comply with the provisions of the
Office Land Use designation (see Section

4.4.1.3). In addition to the uses identified
as being appropriate within the Office
designation, Religious Assembly uses
would also be appropriate.
d. Areas designated “Residential” in Figure

4.6 shall comply with the provisions of the
Low Medium Density Residential Office
Land Use designation (see Section

4.4.1.1).
e. An urban design plan should be prepared
for this Focus Area. The plan should
define a design theme; set specific
architectural, sign, landscape, and
streetscape design standards for the
corridor; and select specific designs for
public improvements such as street
lighting, special paving sections at
intersections, and street furniture.
f. A signage and façade improvement
program should also be undertaken for
commercial uses within this Focus Area.
g. To provide visual emphasis to specific
locations, commercial and office buildings
should be limited to two stories in height,
except at the intersection of 18th Street,
where three story structures with
distinctive architecture (“signature
buildings) are encouraged.
h. The City should, if feasible, expand
Antioch Development Agency Project Area
1 or establish a new redevelopment
project area for the “A” Street Interchange
Focus Area. The primary purpose of such
a redevelopment project would be to:
- assist in the conversion of existing
residential dwellings to commercial
and office uses:
- assist residents with relocation costs ;
assist area businesses in financing
façade and sign improvements;
i. assist in funding improvements within the
public right-of-way (e.g., streetscape
improvements, special paving at
intersections, street furniture)
j. facilitate the consolidation of parcels along
“A” Street as a means of encouraging
new, high quality, pedestrian-oriented
commercial and office development.

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City of Antioch General Plan 4.0 Land Use
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4.4.6.6 Western Gateway. The Western
Gatew
ay Focus Area consists of
approximately 43 acres, located at the western
edge of the City, adjacent to the City of
Pittsburg (Figure 4.7). The triangular Focus
Area is bounded by the SR-4 freeway to the
north, the Pittsburg city limits to the west, and
an existing single-family residential neighbor-
hood to the southeast. Delta Fair Boulevard
runs through the center of Focus Area.
a. Purpose and Issues . The Western
Gateway Focus Area is located at a key
community entry. It is the first property in
Antioch seen by eastbound travelers along the
SR-4 freeway, and as such, will define
Antioch’s visual character for new visitors to
the community. The Focus Area is partially
developed. The County Social Services
Department maintains offices along the south
side of Delta Fair Boulevard. An existing
transitional housing development is located
adjacent to the County offices. Los Medanos
College is located adjacent to the west side of
the Focus Area, in Pittsburg. The Western
Gateway Focus Area is connected to the
Somersville Towne Center mall and regional
commercial uses along Somersville Road by
Delta Fair Boulevard, which traverses the
residential neighborhoods between the two
areas. Thus, even though there is a roadway
connecting between the Western Gateway
Focus Area and regional commercial uses
along Somersville Road, the two areas do not
have a functional linkage. The recent
extension of Century Boulevard from the north
provided a roadway connection between this
Focus Area and commercial areas to the north
of the SR-4 freeway in the City of Pittsburg.

Along the southeasterly side of this Focus
Area are single-family dwellings. Thus, while
the location of this Focus Area at a key entry
to the community calls for dramatic
architecture, perhaps with mid-rise buildings,
there is also a need to maintain compatibility
with the adjacent residential neighborhood.
b. Policy Direction . A community gateway
monument and landscaping should be
developed along the west side of the
intersection of Delta Fair Boulevard and
Century Boulevard. This monument should
include modern community signage and
appropriate landscaping. Development along
the north side of Delta Fair Boulevard should
consist of mid-rise office uses at the
intersection of Delta Fair and Century
boulevards, and potentially attached
residential dwelling units adjacent to the
existing neighborhood.

The following policies shall guide development
of the Western Gateway Focus Area.
a. The Western Gateway Focus Area is
intended for office uses northwest of Delta
Fair Boulevard, along with existing multi-
family residential and public uses on the
opposite side of the roadway.
b. Areas designated “Office” on Figure 4.7
shall comply with the provisions of the
Office land use designation (see Section

4.4.1.3).
c. Areas designated “High Density
Residential” on Figure 4.7 shall comply
with the provision of the High Density
Residential land use designation (See
Section 4.4.1.3)
d. Adequate separation shall be maintained
between new multi-family uses and
existing residential neighborhoods. If
parking areas are located along the
residential edge, sufficient noise mitigation
shall be provided.
e. As part of the development of this Focus
Area, community gateway monumentation
is to be established at the northwest cor-
ner of Delta Fair and Century Boulevards,
including distinctive signage and land-
scaping and expressing the theme of
Antioch as “Gateway to the Delta.” Such
signage and monumentation must portray
a high quality design image for the City.
1 1. See the Community Image and Design Element.

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City of Antioch General Plan 4.0 Land Use

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4.4.6.7 Sand Creek. The Sand Creek Focus
Ar
ea encompasses approximately 2,712 acres
in the southern portion of the City of Antioch
(Figure 4.8).

This Focus Area is bounded by existing
residential neighborhoods to the north, Black
Diamond Mines Regional Preserve to the
west, the city limits to the south, and the City
of Brentwood to the east. Empire Mine Road
and Deer Valley Road run in a general north-
south direction through the Focus Area,
dividing it roughly into thirds.
a. Purpose and Primary Issues. The Sand
Creek Focus Area combines two existing pol-
icy and planning areas identified in the previ-
ous General Plan: the southern portion of
“Focused Policy Area 18” and the entirety of
Future Urban Area 1.” Previous General Plan
policy tied the timing of development within
this Focus Area to progressive build out of the
land immediately to the north (the area gener-
ally known as Southeast Antioch), and to
agreement on an alignment for the SR-4
bypass.

Through the 1990s, build out of Southeast
Antioch was largely completed, an alignment
for the SR-4 bypass was selected, and
financing for construction of the bypass was
developed. As a result, the City stepped up its
planning efforts for the Sand Creek Focus
Area with area landowners. Because of the
multiple ownerships within the Sand Creek
Focus Area, detailed coordination of access
and infrastructure, along with the establish-
ment of workable financing mechanisms was
necessary in addition to land use planning.

Sand Creek, as well as natural hillsides and
canyons within the Sand Creek Focus Area,
contain habitats for sensitive plant and animal
species, as well as habitat linkages and move-
ment corridors. Overall, the western portion of
the Focus Area is more environmentally sensi-
tive than the eastern portion in terms of steep
topography, biological habitats and linkages,
the existence of abandoned coal mines, and
proximity to public open space at Black
Diamond Mines Regional Preserve. The west
end of the Sand Creek Focus Area serves as
a linkage between two regionally significant
blocks of grassland. Decades of urban and
agricultural use have greatly reduced the width
of this linkage, substantially increasing the
ecological importance of the remaining linkage
within the Sand Creek Focus Area. Land has
been preserved in regional parks and perma-
nent open space, primarily in extensive grass-
land to the immediate west and northwest, as
well as south of the Sand Creek Focus Area.

These preserves represent a significant in-
vestment of public resources, and are a
valued public asset.

Stream and riparian communities occupy a
small portion of the Focus Area, but are widely
distributed. Because of their high biotic value,
stream and riparian communities within the
Focus Area are considered to be a sensitive
resource. The Focus Area also includes an
oak woodland and savanna community, which,
because of its high wildlife value, is
considered to be a sensitive resource.
b. Policy Direction. The environmental sen-
sitivity of portions of the Sand Creek Focus
Area was recognized in the City’s previous
General Plan; however, policy direction was
very general. As an example, the previous
General Plan did not provide any indication of
the maximum allowable development intensity
for Future Urban Area 1. The previous Gen-
eral Plan also stated that while the area be-
tween Contra Loma Boulevard and Empire
Mine Road was designated Estate Residential,
“the actual density should be based on a de-
velopment plan that ensures that the special
characteristics of the area, including steep
slopes, riparian habitat, and other environ-
mental constraints, are accommodated.

The following policy discussion and policies for
the Sand Creek Focus Area are intended to
provide clear direction for the future develop-
ment and environmental management of the
area.

The Sand Creek Focus Area is intended to
function as a large-scale planned community,
providing needed housing and employment
opportunities. This Focus Area is also inten-
ded to provide substantial employment oppor-
tunities. Up to approximately 280 acres are to
be devoted to retail and employment-gener-
ating uses, which will result in the creation of
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City of Antioch General Plan 4.0 Land Use
4-39
up to 6,500 jobs at build out. Residential
development within the Sand Creek Focus
Area will provide for a range of housing types,
including upper income estate housing, golf
course-oriented age-restricted housing for
seniors, suburban single-family detached
housing for families or for seniors, and
multifamily development.

The following policies apply to development
within the Sand Creek Focus Area.
a. Prior to or concurrent with approvals of
any development applications other than
major employment-generating uses
(including, but not limited to a medical
facility on the Kaiser property), a specific
plan or alternative planning process as
determined by the City Council, shall be
prepared and approved for the Sand
Creek Focus Area. Such specific plan or
alternative planning process shall identify
and provide for project for project-related
land uses, financing of required public
services and facilities, open space
preservation, community design,
recreational amenities, and community
improvements within the area proposed
for development.
b. Sand Creek Focus Area development
shall make a substantial commitment to
employment-generating uses. Up to 280
180 acres are to be devoted to
employment-generating uses within the
areas shown for Business Park and
Commercial/Open Space, in addition to
the area shown as Mixed Use Medical
Facility. Appropriate primary land uses
within employment-generating areas
include:
- Administrative and Professional
Offices
- Research and Development
- Light Manufacturing and Assembly
- Hospital and related medical uses
c. Secondary, support and ancillary uses
within employment-generating areas
include:
- Banks and Financial Services
- Business Support Services
- Eating and Drinking Establishments
- Health Clubs and Spas
- Lodging and Visitor Services
- Storage and Distribution – Light
- Civic Administration
- Cultural Facilities
- Day Care Cente rs
d. The maximum development intensity for
employment-generating lands shall be an
overall FAR of 0.5.
e. A maximum of 95 acres of retail commer-
cial uses designed to service the local
community may be developed within the
areas shown for Commercial/Open Space,
with a maximum overall development
intensity of a 0.3 FAR.
f. Up to 1.24 million square feet of retail
commercial uses may be constructed.

Within areas designated for retail use
(areas shown for Commercial/Open
Space), office development may be
developed at a maximum FAR of 0.5.
g. Appropriate uses within the retail portions
of this Focus Area include:
- Administrative and Professional
Offices
- Automotive Uses
- Banks and Financial Services
- Business Support Services
- Eating and Drinking Establishments
- Food and Beverage Sales
- General Merchandise
- Health Clubs and Spas
- Personal Services
- Personal Instruction
- Theaters
- Civic Administration
- Cultural Facilities
- Day Care Centers
- Residential development as part of a
mixed-use medical facility
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City of Antioch General Plan 4.0 Land Use
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h. Commercial areas shall be designed as
cohesive centers, and not in narrow
corridors or commercial strips.
i. Each commercial center shall establish an
identifiable architectural theme, including
buildings, signage and landscaping.
j. Commercial and employment-generating
developments shall be designed to
accommodate public transit and non-
motorized forms of transportation.
k. A maximum of 4,000 dwelling units may
be constructed within the Sand Creek
Focus Area. Appropriate density bonuses
may be granted for development of age-
restricted housing for seniors; however,
such density bonuses may not exceed the
total maximum of 4,000 dwelling units for
the Sand Creek Focus Area.
l. It is recognized that although the ultimate
development yield for the Focus Area may
be no higher than the 4,000 dwelling unit
maximum, the actual development yield is
not guaranteed by the General Plan, and
could be substantially lower. The actual
residential development yield of the Sand
Creek Focus Area will depend on the
nature and severity of biological, geologic,
and other environmental constraints pres-
ent within the Focus Area, including, but
not limited to constraints posed by slopes
and abandoned mines present within
portions of the Focus Area; on appropriate
design responses to such constraints, and
on General Plan policies. Such policies
include, and but are not limited to, identifi-
cation of appropriate residential develop-
ment types, public services and facilities
performance standards, environmental
policies aimed at protection of natural
topography and environmental resources,
policies intended to protect public health
and safety, and implementation of the
Resource Management Plan called for in
Policy “u,” below.
m. As a means of expanding the range of
housing choices available within Antioch,
three types of “upscale” housing are to be
provided, including Hillside Estate
Housing, Executive Estate Housing, and
Golf Course-Oriented Housing.

Hillside Estate Housing consists of resi-
dential development within the hilly por-
tions of the Focus Area that are de-
signated for residential development. Ap-
propriate land use types include Large Lot
Residential. Within these areas, typical
flat land roadway standards may be modi-
fied (e.g., narrower street sections, slower
design speeds) to minimize required grad-
ing. Mass grading would not be permitted
within this residential type. Rough grading
would be limited to streets and building
pad areas. Residential densities within
Hillside Estate Areas are to be limited to
one dwelling unit per gross developable
acre (1 du/ac), with typical lot sizes ran-
ging upward from 20,000 square feet. The
anticipated population density for this land
use type is up to four persons per devel-
oped acre.

Included in this category is
custom home development, wherein semi-
improved lots are sold to individuals for
construction of custom homes. Approxi-
mately 20 percent of Hillside Estate Hous-
ing should be devoted to custom home
sites.

Executive Estate Housing consists of large
lot suburban subdivisions within the flatter
portions of the Focus Area. Appropriate
land use types include Large Lot Residen-
tial. Densities of Executive Housing areas
would typically be 2 du/ac, with lot sizes
ranging upward from 12,000 square feet.

The anticipated population density for this
land use type is up to eight persons per
developed acre.

Golf Course-Oriented Housing consists of
residential dwelling units fronting on a golf
course to be constructed within the portion
of the Focus Area identified as Golf
Course/Senior Housing/Open Space in
Figure 4.8. Appropriate land use types
include Single Family Detached and Small
Lot Single Family detached for lots fron-
ting on the golf course. Maximum densi-
ties for golf course-oriented housing would
typically be 4 du/ac, with lot sizes as small
as 5,000 square feet for lots actually fron-
ting on the golf course. Given the
significant environmental topographic
constraints in the portion of the focus area
west of Empire Mine Road, the minimum
lot size for executive estate housing within
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City of Antioch General Plan 4.0 Land Use

4-41
this area shall be a minimum of 10,000
square feet. This would allow additional
development flexibility in situations where
executive estate housing needs to be
clustered in order to preserve existing
natural features. In no case shall the
10,000 square foot minimum lot size
constitute more than 20 percent of the
total number of executive estate housing
units in the area west of Empire Mine
Road. The anticipated population density
for this land use type is up to eight to
twelve persons per acre developed with
residential uses. Should the City
determine as part of the development
review process that development of a golf
course within the area having this
designation would be infeasible, provision
of an alternative open space program may
be permitted, provided, however, that the
overall density of lands designated Golf
Course/Senior Housing/Open Space not
be greater than would have occurred with
development of a golf course.
n. Single-Family Detached housing within
suburban-style subdivisions with lot sizes
ranging from 7,000 square feet to 10,000
square feet may also be developed within
the Sand Creek Focus Area within areas
shown as Residential and Low Density
Residential in Figure 4.8. The anticipated
population density for this land use type is
up to eight to twelve persons per acre
developed with residential uses.
o. Small Lot Single Family Detached housing
at the Aviano planned development and at
the Vineyards at Sand Creek planned
development with lots smaller than 7,000
square feet may be developed in the Sand
Creek Focus Area within areas shown as
Medium Low Density Residential and Low
Density Residential in Figure 4.8. The
anticipated population density for this land
use type is fourteen to eighteen persons
per acre developed with residential uses.
p. A total of 25 to 35 acres is to be reserved
for multi-family housing to a maximum
density of 20 du/ac. Areas devoted to
multi-family housing should be located
adjacent to the main transportation routes
within the Focus Area, and in close
proximity to retail commercial areas. The
anticipated population density for this land
use type is up to forty persons per acre
developed with residential uses.
q. Age-restricted senior housing should be
developed within the Focus Area as a
means of expanding the range of housing
choice within Antioch, while reducing the
Focus Area’s overall traffic and school
impacts. Such senior housing may consist
of Single Family Detached, Small Lot
Single Family Detached, of Multi-Family
Attached Housing, and may be developed
in any of the residential areas of the Sand
Creek Focus Area. Within areas identified
in Figure 4.8 specifically for senior
housing, limited areas of non-senior
housing may be permitted where
environmental or topographic constraints
would limit development densities to a
range more compatible with estate
housing than with senior housing.
r. Areas identified as Public/Quasi Public
and School in Figure 4.8 are intended to
identify locations for new public and insti-
tutional uses to serve the future develop-
ment of the Sand Creek Focus Area. De-
velopment within these areas is to be con-
sistent with the provisions of the Public/In-
stitutional land use category described in
Section 4.4.1.4 of the Land Use Element.
s. Sand Creek, ridgelines, hilltops, stands of
oak trees, and significant landforms shall
be preserved in their natural condition.

Overall, a minimum of 25 percent of the
Sand Creek Focus Area shall be
preserved in open space, exclusive of
lands developed for golf course use.
t. Adequate buffer areas adjacent to the top
of ba
nks along Sand Creek to protect
sensitive plant and amphibian habitats
and water quality shall be provided.

Adequate buffer areas shall also be
provided along the edge of existing areas
of permanently preserved open space
adjacent to the Sand Creek Focus Area,
including but not limited to the Black
Diamond Mines Regional Park. Buffers
established adjacent to existing open
space areas shall be of an adequate width
to minimize light/glare, noise, fire safety,
and public safety, habitat, and public
access impacts within the existing open
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City of Antioch General Plan 4.0 Land Use

4-42
space areas, consistent with the
provisions of Section 10.5, Open Space
Transitions and Buffers Policies of the
General Plan.
u. Because of the sensitivity of the habitat
areas within the Sand Creek Focus Area,
and to provide for mitigation of biological
resources impacts on lands in natural
open space, as well as for the long-term
management of natural open space, a
project-specific Resource Management
Plan based on the Framework Resource
Management Plan attached as
Appendix A to this General Plan shall be
prepared and approved prior to
development of the Sand Creek Focus
Area properties.
v. A viable, continuous grassland corridor
between Black Diamond Mines Regional
Preserve and Cowell Ranch State Park
shall be retained using linkages in the
southwestern portion of the Lone Tree
Valley (within the Sand Creek drainage
area), Horse Valley, and the intervening
ridge. The primary goal of preserving
such a corridor is to allow for wildlife
movement between Black Diamond Mines
Regional Preserve and Cowell Ranch
State Park. Completion of such a corridor
is contingent upon the cooperation with
the City of Brentwood and Contra Costa
County, each of whom may have land use
jurisdiction over portions of this corridor.
- To preserve this corridor and in view
of other significant development
constraints, certain lands in the
southwestern portion of the Focus
Area shall be designated as “Open
Space,” as depicted in Figure 4.8.

Limited future adjustments to the
boundaries of this “Open Space” area
may occur as part of the Specific Plan
and/or project level environmental
review processes, provided that such
adjustments: (a) are consistent with
the goals and policies outlined in the
Framework for Resource Manage-
ment set forth in Appendix A; (b) are
based upon subsequently developed
information and data relating to
environmental conditions or public
health and safety that is available at
the Specific Plan stage, the project-
level development plan stage, or
during the permitting processes with
federal, state or regional regulatory
agencies; and (c) would not cause the
“Open Space” area west of Empire
Mine Road to be less than 65 percent
of the total lands west of Empire Mine
Road. Any open space and otherwise
undeveloped areas west of Empire
Mine Road that are within the area
designated as “Hillside and Estate
Residential” shall not count towards
meeting this 65 percent minimum
“Open Space” requirement.
- All areas designated as “Open Space”
within the Focus Area may be utilized
for mitigation for loss of grassland and
other project-level impacts by projects
within the Focus Area.
- Due to the varied and complex
topography west of Empire Mine Road
the exact boundary between the
“Hillside Estate” residential area and
“Estate” residential area shall be
determined as part of the project-level
entitlement process.
- It is anticipated that there will be only
minor adjustments to the boundary
between the open space area and the
hillside and estate residential area
shown in Figure 4.8. Minor
adjustments may be made to this
boundary provided that such
adjustments shall not create islands of
residential development within the
area designated open space in Figure

4.8. - In order to ensure adequate buffering
of the Black Diamond Mines Regional
Park from development in the Sand
Creek Focus Area, no residential
development shall be allowed north of
the Sand Creek channel between the
area designated “Hillside and Estate
Residential” in Figure 4.8 west of
Empire Mine Road and the existing
Black Diamond Mines Regional Park
boundary.
w. The construction of facilities necessary to
ensure adequate public access across
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City of Antioch General Plan 4.0 Land Use

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Sand Creek west of Empire Mine Road,
including the bridging of Sand Creek, an
appropriately sized parking lot and staging
area, and any trails needed to ensure
public access to Black Diamond Mines
Regional Park shall be implemented as an
infrastructure component of development
in the Focus Area.
x. To mitigate the impacts of habitat that will
be lost to future development within the
Focus Area, an appropriate amount of
habitat shall be preserved on- or off-site
per the compensatory provisions of the
Framework Resource Management Plan
prepared for the Sand Creek Focus Area
(attached as Appendix A of the General
Plan).
y. Ponds, wetlands, and alkali grassland
associated with upper Horse Creek shall
be retained in natural open space, along
with an appropriate buffer area to protect
sensitive plant and amphibian habitats
and water quality. If impacts on the Horse
Creek stream and riparian downstream
are unavoidable to accommodate infra-
structure, appropriate compensatory miti-
gation shall be required off-site per the
provisions of the Resource Management
Plan attached as Appendix A to this
General Plan.
z. Chaparral, scrub, and rock outcrop
community within the western portion of
the Focus Area (west of Empire Mine
Road), as well as adjacent grassland
community that is suitable habitat for the
Alameda whipsnake (masticophis lateralis
euryxanthus) shall be retained in natural
open space. Within other portions of the
Focus Area, the chaparral, scrub, and rock
outcrop shall be retained in natural open
space contiguous to the required
grassland linkage to function as a buffer
and protect the grassland linkage south of
the chaparral, scrub, and outcrop
community.
aa. Within the western portion of the Focus
Area (west of Empire Mine Road), the oak
woodland and savanna community shall
be preserved in natural open space.

Within other portions of the Focus Area,
the oak woodland and savanna
community shall be preserved in natural
open space where it overlaps the rock
outcrop community.
bb. As appropriate and necessary to protect
public health and safety, abandoned
mines shall be included within required
natural open space areas, along with
appropriate buffer areas and measures to
prevent unauthorized entry.
cc. Mass grading within the steeper portions
or the Focus Area (generally exceeding 25
percent slopes) is to be avoided.
dd. Impacts of residential development on the
Antioch Unified School District and
Brentwood school districts will be
mitigated pursuant to a developer
agreement with the District.
ee. Project entry, streetscape, and landscape
design elements are to be designed to
create and maintain a strong identification
of the Sand Creek Focus Area as an
identifiable “community” distinct from
Southeast Antioch.
ff. The Sand Creek Focus Area is intended to
be “transit-friendly,” including appropriate
provisions for public transit and non-
motorized forms of transportation.
gg. subject to its financial feasibility (see
Policy “m”), a golf course shall be provided
within the Focus Area, designed in such a
way as to maximize frontage for
residential dwellings. The golf course may
also be designed to serve as a buffer
between development and open space
areas set aside to mitigate the impacts of
development.

The golf course shall be designed to retain
the existing trail within Sand Creek.

The golf course and Sand Creek corridor
shall function as a visual amenity from the
primary access road within the Focus Area
(Dallas Ranch Road/Sand Creek Road).

As part of the golf course clubhouse,
banquet and conference facilities shall be
provided.
hh. A park program, providing active and pas-
sive recreational opportunities is to be pro-
vided. In addition to a golf course and
preservation of natural open space within
Sand Creek and the steeper portions of
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the Focus Area, the development shall
meet the City’s established park stan-
dards. A sports complex is to be
developed.

A sports complex is to be developed. The
sports complex is intended to be located
within the Flood Control District’s
detention basin.

Neighborhood park facilities may be
privately maintained for the exclusive use
of project residents. The sports complex
within the Sand Creek Detention Basin will
be maintained by the City.
ii. Development of an appropriate level of
pedestrian and bicycle circulation through-
out the community is to be provided, in-
cluding pathways connecting the residen-
tial neighborhoods, as well as non-resi-
dential and recreational components of
the community. Sand Creek Focus Area
development should also provide recre-
ational trail systems for jogging and bicyc-
ling, including areas for hiking and moun-
tain biking. Trails along Sand Creek and
Horse Valley Creek shall be designed so
as to avoid impacting sensitive plant and
amphibian habitats, as well as water
quality.

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4.4.6.8 East Lone Tree Specific Plan Area .

The East Lone Tree Specific Plan Focus Area
encompasses approximately 720 acres in the
eastern portion of the City of Antioch. It is
bounded by Lone Tree Way on the south,
Empire Avenue and the Southern Pacific rail
line on the east, the Contra Costa Canal on
the north, and existing residential subdivisions
on the west (Figure 4.9). The City’s previous
General Plan identified the East Lone Tree
Specific Plan Area as “Future Urban Area 2.”
The alignment of the SR-4 bypass runs
through the center of the Focus Area, with
interchanges proposed at Lone Tree Way and
at the extension of Laurel Road.
a. Purpose and Primary Issues. City
General Plan policy has long held that the
lands within the East Lone Tree Focus Area
should be developed for employment-gener-
ating uses, with the majority of the area
developed with suburban-type business parks,
incorporating major office complexes and light
industrial uses, all developed in accordance
with high development standards. The SR-4
By-pass runs through the middle of the Focus
area, along the base of rolling hills. The
eastern portion of the area is relatively flat,
while the western portion of the area consists
of rolling hills.

The East Lone Tree Specific Plan was
adopted by the City in May 1996. The Specific
Plan supports long-standing General Plan goal
of a new employment center by devoting the
flat eastern portion of the Focus Area to
employment-generating uses. At the heart of
the employment center is a proposed retail
nucleus of restaurants, shops, and service
providers. The Specific Plan identifies the
purpose of this retail nucleus as providing a
“sense of vitality and urbanity to what is
otherwise a low, spread-out campus of largely
internalized workplaces.” The Specific Plan
also encourages a commuter rail station along
the existing Southern Pacific rail line to link the
proposed employment center with the
proposed commuter rail system. The
commuter rail station proposed in the Specific
Plan will actually be located to the east of the
Specific Plan (see Figure 7.1).

The Specific Plan identifies three sites as
being appropriate for regional retail
development. A 30-acre site at the Lone Tree
Way interchange along the SR-4 Bypass is
reserved in the Specific Plan exclusively for
regional retail use, while two other sites,
encompassing 48 acres are identified for
regional retail use, but may be used for
employment-generating uses. These two sites
are located at the Laurel Road interchange
along the Bypass, and at the intersection of
Lone Tree Way and Empire Road. The East
Lone Tree Specific Plan dedicates the western
portion of the area primarily to detached
single-family development at a density of 4 to
6 units per acre. A system of open space,
trails, and parks is planned throughout the
residential portion of the area.

The East Lone Tree Specific Plan, with its
frontage along the SR-4 Bypass, provides
Antioch with substantial opportunities for
expansion of the employment and retail bases.

The 98 acres devoted to employment-
generating uses in the Specific Plan could
provide employment for up to 2,850 workers.

An additional 2,275 jobs could be created
within the 78 acres reserved by the Specific
Plan for “Regional Focus Area
Retail/Employment” uses, if that area were to
be devoted to employment-generating use.

Retail and service employment could be as
high as 2,025.
b. Policy Direction. The East Lone Tree
Specific Plan implements General Plan
policies aimed at establishing Antioch as a
balanced community, providing a broad range
of employment and shopping opportunities for
its residents. The eastern portion of the Focus
Area, east of the SR-4 Bypass, is to be
devoted to employment-generating and
commercial land uses, while the area west of
the Bypass will be devoted to residential and
open space uses, with supporting
neighborhood commercial development and
public uses. The eastern portion of the Focus
Area was included by ABAG in its “Shaping
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Our Future” program1.

Along with the provisions of the Specific Plan,
the following land use policies shall apply.
a. The maximum development intensity for
the East Lone Tree Specific Plan area
shall be as follows:
- Single-Family Residential: 1,100
dwelling units, developed within the
areas shown as “Residential/Open
Space in Figure 4.9, subject to the
provisions of the Low and/or Medium
Low Density Residential land use
category described in Section 4.4.1.1
of the Land Use Element.
- Multi-Family Residential: 250
dwelling units, developed within
the areas shown as
“Residential/Open Space in Figure

4.9, subject to the provisions of
the High Density Residential land
use category described in Section

4.4.1.1 of the Land Use Element.
- Commercial/Office: 1,135,000
square feet, developed within the
areas shown as “Office/Retail,”
“Regional Retail,” or “Regional
Retail/ Employment Generating
Lands in Figure 4.9. Such
development may include a mix of
uses that comply with the
provisions of the Regional Retail
land use category described in
Section 4.4.1.2 or the Office land
use category described in Section

4.4.1.3 of the Land Use Element.
- Business Park/Industrial: 2,152,300
square feet, developed within the
areas shown as “Regional

1 “Shaping Our Future” is sponsored by 45
organizations in the Bay Area in an attempt to
achieve consensus on comprehensive
approaches to growth and change in Contra
Costa County. The program aims to define a
“smarter way to grow”, including “efficient” design
of development along the edges of the
metropolitan area. Planning principles being
followed in Shaping Our Future include reducing
single occupant vehicle trips through mixed use
development at “efficient” densities, developing
new transit centers and focusing new
development around those centers, and
preserving open space and agricultural lands.

Retail/Employment Generating Lands”
in Figure 4.9. Such development may
include a mix of uses that comply with
the provisions of the Business Park or
Light Industrial land use categories
described in Section 4.4.1.3 of the
Land Use Element.
b. Land uses within the area shown as Open
Space/Public in Figure 4.9 may include a
mix of uses that comply with the
provisions of the Open Space or
Public/Institutional land use category
described in Section 4.4.1.4 of the Land
Use Element.
c. If a regional mall can be attracted to the
East Lone Tree Specific Plan area, the
land area devoted to regional retail may
be expanded as necessary to
accommodate this use.
d. Should the Antioch Unified School District
not purchase land within the East Lone
Tree Focus Area for a new high school as
provided in State law, the area may be
developed consistent with the East Lone
Tree Focus Area Residential/Open Space
designation.
e. The physical extent of the office/retail area
along in the southwest quadrant of the
Laurel Road interchange may be
expanded, should the market support
additional office/commercial development.
f. With implementation smart growth
principles and the introduction of a rail
transit stop in the vicinity of the Focus
Area, the Commercial/Employment area
located adjacent to the transit stop, may
be developed as a mixed-use area,
incorporating high intensity, residential,
commercial, and office uses. Such
development could occur at densities as
high as an FAR of 1.0 for non-residential
uses and mixed-use buildings, up to 20
units per acre for residential areas.

Residential development should
incorporate residential village themes,
providing identifiable neighborhood areas
within the Focus Area. The identity of
individual neighborhoods should be
reinforced with differing architectural styles
and location within the community.

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g. Development of an appropriate level of
pedestrian and bicycle circulation
throughout the community is to be
provided, including pathways connecting
the each residential neighborhood, as well
as non-residential and recreational
components of the community.

Development of the East Lone Tree
Specific Plan area should also provide
recreational trail systems for jogging and
bicycling, including areas for hiking and
mountain biking.
h. Public services and facilities, including
needed on-site and off-site facilities, shall
be provided and financed by the project as
needed to meet the public services
performance standards set forth in the
Growth Management Element for each
increment of project development.
i. Project development shall provide full
mitigation of impacts on school facilities to
the Antioch Unified School District,
Brentwood Union School District, and
Liberty Union High School District to offset
demands for new school facilities created
by future development within each district
j. Project entry, streetscape, and landscape
design elements are to be designed to
create and maintain a strong identification
of the East Lone Tree Specific Plan area
as an identifiable “community.”
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4.4.6.9 Roddy Ranch . Roddy Ranch is
located in the southerly portion of the General
Plan study area, within unincorporated
territory. A portion of Roddy Ranch is inside
the Voter-Approved Citywide Urban Limit Line
(Figure 4.12). This Focus Area encompasses
over 2,100 acres of rolling land used for
grazing and ranching. Other existing land
uses include a golf course, clubhouse, and
open space. As a condition of approval for the
golf course, development rights on 875 acres
of land were dedicated to the County in 1998.

These lands will be retained in permanent
Open Space.
a. Purpose and Primary Issues. The striking
natural beauty of the Roddy Ranch area,
along with its large size and single ownership,
represent both a significant opportunity and a
substantial challenge. Roddy Ranch provides
Antioch with the opportunity to establish a
unique high-end, recreation-oriented planned
community. Because of the site’s natural
setting and relative isolation, it should be
possible to create an “exclusive” community
identity for Roddy Ranch, which is the intent of
the General Plan. Consistent with Policy

4.3.2f, through 2020, development within
Roddy Ranch that is outside of the Voter-
Approved Urban Limit Line as it was approved
by the voters of the City may be limited to
uses consistent with the General Plan.

Key issues in the development of Roddy
Ranch will be preservation of natural open
space areas, financing the development of
new infrastructure to serve the site, and
managing project-related traffic. Roddy Ranch
is currently devoid of the services needed to
support urban and suburban development of
the type envisioned in the long-term for this
Focus Area. Water, sewer, drainage, and
other utility systems will need to be developed
essentially “from scratch.” Roddy Ranch most
likely will not generate sufficient students to
support its own elementary, middle or high
schools.

Currently, two- lane rural roads serve Roddy
Ranch. Development of this Focus Area will
require not only the development of an
extensive on-site roadway system, but also
widening of off-site roadways within existing
developed and undeveloped areas.
b. Policy Direction. As noted in Land Use
Element Policy 4.3.2, the General Plan
recognizes the Voter-Approved Urban Limit
Line as a means of phasing urban and
suburban development preserving open
space, and maintaining a compact urban form.

It is the intent of the Antioch General Plan that
Roddy Ranch be developed as a master
planned enclave nestled in the rolling hills
south of the present City of Antioch. The visual
character of Roddy Ranch should be defined
principally by suburban density residential
development clustered within natural and
recreational open spaces, along with the
preservation of the steeper natural hillsides
and the canyon bottoms containing riparian
resources within the site. The existing golf
course, as a major recreational amenity,
should be the central focus of the planned
community.

The following policies shall guide development
of the Roddy Ranch Focus Area, pursuant to
the Voter-Approved Urban Limit Line
provisions of Policy 4.3.2f.
a. Prior to approvals of any development
applications, a Final Development Plan for
the Roddy Ranch Focus Area is to be
prepared and approved. Such Final
Development Plan shall provide detailed
guidance for project-related land use,
provision and financing of required public
services and facilities, open space
preservation, community design,
recreational amenities, and community
improvements. Development within the
Roddy Ranch shall be predicated upon
extension of infrastructure from the north
through the Sand Creek Focus Area.
b. Residential development within Roddy
Ranch shall not exceed a maximum of 700
dwelling units within the portion of Roddy
Ranch located generally on lands not
committed to open space and having
steep slopes or significant environmental
constraints, which lands shall not exceed
500 acres within the Voter-Approved
Urban Limit Line (6-9 persons per
developable acre on average) consistent
with Policy 4.3.2f. Of these 700 units, all
or sub
stantially all shall be Estate
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Residential and the balance shall be Multi-
Family Attached residential product types
(as defined in Table 4.A) in a resort-style
setting.
c. Residential neighborhoods within Roddy
Ranch should be designed to provide high
quality housing attractive to a broad
spectrum of buyers, including upper end
housing that provides “move-up”
opportunities for local residents.

Multifamily, for-rent housing should be
limited to a central “town center” location
within the site, adjacent to commercial
uses and along the golf course.
d. Residential development should
incorporate residential village themes,
providing identifiable neighborhood areas
within the planned community. The identity
of individual neighborhoods should be
reinforced with differing architectural styles
and location within the community.
e. Commercial uses within Roddy Ranch are
intended to serve local neighborhood
needs (e.g., supermarket, drug store, and
personal services), and are to be limited to
that which can be supported by residential
and recreational uses within Roddy Ranch
(10 to 20 acres, approximately 100,000 to
225,000 square feet of gross leasable
area.
f. Visitor-serving commercial uses (e.g.,
hotel and restaurants) may also be
developed within Roddy Ranch. Such
visitor-serving uses would be oriented
toward the golf course. The hotel may
include a maximum of 250 rooms with
ancillary retail, conference, restaurant, and
recreational uses. Visitor-serving commer-
cial uses may occupy a total of 20 acres at
a maximum building intensity of 0.50.
g. Primary access to Roddy Ranch is to be
from both Deer Valley Road and Empire
Mine Road, with secondary connections to
Balfour Road and Sand Creek Road.
h. Development of an appropriate level of
pedestrian and bicycle circulation
throughout the community is to be
provided, including pathways connecting
each residential neighborhood, as well as
non-residential and recreational
components of the community. Roddy
Ranch development should also provide
recreational trail systems for jogging and
bicycling, including areas for hiking and
mountain biking.
i. Development of the Roddy Ranch shall
provide such on- and off-site road
improvements on City of Antioch streets
as to ensure that applicable performance
standards set forth in the Growth
Management Element are met.
j. Public services and facilities, including
needed on site and off site facilities, shall
be provided and financed by the project as
needed to meet the public services
performance standards set forth in the
Growth Management Element for each
increment of project development.
k. Performance standards for emergency
response services (police and fire) are to
be met at the time the first increment of
development is occupied and for each
subsequent increment of development.
l. Project development shall provide full
mitigation of impacts on school facilities to
affected school districts.
m. The timing of new development shall be
correlated with the installation of water,
sewer, electrical, and natural gas utility
systems, provision of municipal services
(including emergency services), and
project open space and amenities with
land development in a manner that is
economically feasible and that ensures
adequate service to uses within the site
starting with the time the first increment of
development is occupied.
n. Project entry, streetscape, and landscape
design elements are to be designed to
create and maintain a strong identification
of Roddy Ranch as an identifiable
“community.”
o. Development of an attractive, but natural-
appearing landscape is to be provided
with groves of trees, earth tone wall
colors, and drifts of flowering shrub
materials.
p. A central open space area, which may
include the golf course, is to be provided
to serve as the dominant visual feature of
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the Roddy Ranch, as well as to provide
recreational opportunities.
q. Because of the sensitivity of the habitat
areas within the Roddy Ranch Focus
Area, preparation and approval of a
Resource Management Plan to provide for
mitigation of biological resources impacts,
as well as for the long-term management
of natural open space, shall be required
prior to development of the Roddy Ranch
Focus Area. The Resource Management
Plan shall provide for appropriate habitat
linkages consistent with General Plan
policies and Resource Management Plan
provisions for the Sand Creek Focus Area.

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4.4.6.10 Ginochio Property. The Ginochio
Property is located in the southerly portion of
the General Plan study area, within unincor-
porated territory (Figure 4.11). This Focus
Area encompasses nearly 1,070 acres of
rolling lands and canyon areas. The site is
currently vacant. A portion of Ginochio
Pr
operty is located within the Voter-Adopted
Urban Limit Line (Figure 4.12).
a. Purpose and Primary Issues. The
Ginochio Property presents Antioch with
similar opportunities and challenges, as does
Roddy Ranch. Within the Ginochio Property is
the opportunity to establish a high-end
planned community, which is the intent of the
General Plan.

Key issues in the development of the Ginochio
Property will be preservation of natural open
space areas, financing the development of
new infrastructure to serve the site, and man-
aging project-related traffic. Water, sewer,
drainage, and other utility systems will need to
be developed essentially “from scratch” to
support long-term suburban development of
the Ginochio Property. If family-oriented
housing is development, new school facilities
will be needed; however, development of the
Ginochio Property might not support develop-
ment of its own new schools, necessitating
students to travel to distant locations for
school. As was the case for Roddy Ranch,
the Ginochio Property is served by winding
two-lane rural roads, which will require
substantial widening along with development
of an extensive on-site roadway system.
b. Policy Direction. Urban development
within the Ginochio Property is limited to
property within the Voter-Approved Urban
Limit Line as a means of phasing urban and
suburban development preserving open
space, and maintaining a compact urban form.

Thus, the policy direction that follows is
predicated on compliance with the provisions
of Policy 4.3.2f.

It is the intent of the Antioch General Plan that
the Ginochio Property be developed as a
master planned enclave nestled in the rolling
hills south of the present City of Antioch. The
visual character of the Ginochio Property
should be defined principally by suburban
density residential development within the
northerly portion of the Focus Area, and
preservation of large, unbroken blocks of open
space in the southern portion of the site. A
major recreational amenity should be
developed as the central focus of the planned
community.

The following policies shall guide development
of the Ginochio Property, pursuant to the
Urban Limit Line provisions of Policy 4.3.2.
a. Prior to approvals of any development
applications, a Final Development Plan for
the Ginochio Property Focus Area is to be
prepared and approved. Such Final
Development Plan shall provide detailed
guidance for project-related land use,
provision and financing of required public
services and facilities, open space
preservation, community design,
recreational amenities, and community
improvements.
b. While it is in force, development shall be
consistent with the City’s boundary
agreement with the City of Brentwood.
c. Residential development within the
Ginochio Property shall not exceed a
maximum of 2.0 dwelling units per
developable acre (6 persons per
developable acre) with the permitted
development area set forth in Policy

4.3.2f, and shall include a range of Single-
Family Detached and Multi-Family
Attached residential product types (as
defined in Table 4.A) in a resort-style
development within the northern portion of
the site. Large Lot Residential
development consisting of custom home
sites on five and ten acre parcels is
appropriate, provided that the maximum
density is not exceeded. Senior, age-
restricted residential development is
anticipated to be an important component
of the Ginochio Property’s residential
development. For purposes of determining
density within the Ginochio Property focus
area, a “developable acre” shall be
defined as lands not committed to open
space and having steep slopes or other
significant environmental constraints.

These lands will be mapped in the Final
Development Plan. Development may
occur on lands with steep slopes at a
maximum density of one dwelling unit per
10 acres (1 du/10ac). The mapping of
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such lands will occur as part of the Final
Development Plan.
d. Residential neighborhoods within the
Ginochio Property should be designed to
provide high quality housing attractive to a
broad spectrum of families and retirees,
including upper end housing that provides
“move-up” opportunities for local
residents. Multifamily, for-rent housing
should be limited to a central “town center”
location within the site, adjacent to
commercial uses.
e. Residential development should
incorporate residential village themes,
providing identifiable neighborhood areas
within the planned community. The
identity of individual neighborhoods should
be reinforced with differing architectural
styles and location within the community.
f. Primary access to the Ginochio Property is
to be from an extension of Hillcrest
Avenue, with secondary connections to
Balfour Road and Sand Creek Road.
g. Development of an appropriate level of
pedestrian and bicycle circulation
throughout the community is to be
provided, including pathways connecting
each residential neighborhood, as well as
non-residential and recreational
components of the community. Develop-
ment of the Ginochio Property should also
provide recreational trail systems for
jogging and bicycling, including areas for
hiking and mountain biking.
h. Along with the development of on-site
roadways required to meet the applicable
Growth management Element
performance standards, new development
shall provide the off-site road
improvements to City Antioch needed to
meet applicable performance standards
for each increment of project
development.
i. Public services and facilities, including
needed on site and off site facilities, shall
be provided and financed by the project as
needed to meet the public services
performance standards set forth in the
Growth Management Element for each
increment of project development.
j. Performance standards for emergency
response services (police and fire) are to
be met at the time the first increment of
development is occupied and for each
subsequent increment of development.
k. Project development shall provide full
mitigation of impacts on school facilities to
the Brentwood Elementary School District
and the Liberty Union High School District.
l. The timing of new development shall be
correlated with the installation of water,
sewer, electrical, and natural gas utility
systems, provision of municipal services
(including emergency services), and
project open space and amenities with
land development in a manner that is
economically feasible and that ensures
adequate service to uses within the site
starting with the time the first increment of
development is occupied.
m. Project entry, streetscape, and landscape
design elements are to be designed to
create and maintain a strong identification
of the Ginochio Property as an identifiable
“community.”
n. Development of a natural-appearing style
of landscaping is to be provided with
groves of trees, earth tone wall colors, and
drifts of flowering shrub materials.
o. A central open space area, which may
include a golf course, is to be provided to
serve as the dominant visual feature of the
Ginochio Property, as well as to provide
active or recreational opportunities.
p. Because of the sensitivity of the habitat
areas within the Ginochio Property Focus
Area, preparation and approval of a
Resource Management Plan to provide for
mitigation of biological resources impacts,
as well as for the long-term management
of natural open space, shall be required
prior to development of the Ginochio
Property Focus Area. The Resource
Management Plan shall provide for
appropriate habitat linkages consistent
with General Plan policies and Resource
Management Plan provisions for the Sand
Creek Focus Area.

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4.4.7. Voter-Approved Urban Limit Line.

Pursuant to the City of Antioch Growth
Control, Traffic Relief, Voter-Approved Urban
Limit Line, and Roddy Ranch Development
Reduction Initiative, the voters amended the
General Plan to establish the urban limit line
as shown on Figure 4.12. This Voter-
Approved Urban Limit Line establishes a line
through the Roddy Ranch and Ginochio
Property Focus Areas beyond which the
General Plan land use designations cannot be
amended to allow uses other than open space
uses. Until December 31, 2020, the location
of the Voter-Approved Urban Limit Line may
be amended only by the voters of the City.

The City shall oppose any annexation to the
City of any land outside of the Voter-Approved
Urban Limit Line.

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EX

HIBIT B

GENERAL PLAN TEXT AMENDMENTS TO TABLE 4.A APPROPRIATE LAND USES

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Table 4.A – Appropriate Land Use Types
Estate
Residential
Low Density
Residential
Medium Low Density
Residential
Medium Density
Residential
High Density
Residential
Convenience
Commercial
Neighborhood/
Community Comm.

Regional
Commercial
Somersville Road
Commercial
SR-4/SR-160
Frontage Comm.

Marina/Support
Services
Rivertown
Commercial
“A ” S t r e e t
Commercial/Office
Mixed Use
Mixed Use
Medical Facility
Office
Business Park
E
astern Waterfront
Business Park
Light Industrial
Rail-Served
Industrial
General Industrial
E. Lone Tree Em-
ployment-Generating
Residential TOD
Office TOD
Town Center Mixed
Use
Community Retail
Public/Institutional
Open Space
Large Lot Residential. This residential type typically
consists of single-family detached units on lots of 0.5 acre or more. Residential developments of this type
shall be designed as large suburban parcels within
subdivisions within the Urban Limit Line and as rural
residential uses outside of the Urban Limit Line.
9
Single-Family Detached. These areas typically
consist of suburban residential subdivisions of single
family, detached dwellings on lots ranging from 7,000
to 20,000 square feet.
9 9 9 9
Small Lot Single Family Detached. These dwelling
unit types are typically located within a specific plan or other type of “planned development,” and consist of
single family, detached dwellings on lots smaller than
7,000 square feet. In exchange for development on
small residential lots, amenities such as permanent
open space and private recreation facilities are
required to be provided specifically for the use of
residents of the development.
9 9 9
Multi-Family Attached. Attached for-sale or rental
dwelling units, designed either as townhouse units or
as stacked flats, characterize these areas. Amenities
such as common open space and recreation facilities
specifically for the use of residents of the development are required.
9 9 96 99
Mobile Homes. Areas of mobile home development
typically consist of subdivisions wherein individual
mobile homeowners also own their own lots in fee and
mobile home parks wherein mobile homeowners rent
or lease the space upon which their mobile home is
placed. Typically, mobile home subdivisions and parks
provide open space and/or recreational amenities for
the use of their residents.
9 9
Group Residential. Activities typically include the use of a dwelling unit as a residence by a group or groups
of persons without the provision of medical care,
supervision, or medical assistance. Typical uses
include boarding houses, convents, and religious
retreats.
9 99
Residential Care Facilities. While largely residential
in character, residential care facilities are distinguished from other residential use types in that care facilities combine a variety of medical care, supervision, or
9 9 99
C38
City of Antioch General Plan 4.0 Land Use
4-10

Estate
Residential
Low Density
Residential
Medium Low Density
Residential
Medium Density
Residential
High Density
Residential
Convenience
Commercial
Neighborhood/
Community Comm.

Regional
Commercial
Somersville Road
Commercial
SR-4/SR-160
Frontage Comm.

Marina/Support
Services
Rivertown
Commercial
“A ” S t r e e t
Commercial/Office
Mixed Use
Mixed Use
Medical Facility

Office
Business Park
Eastern Waterfront
Business Park
Light Industrial
Rail-Served
Industrial
General Industrial
E. Lone Tree Em-
ployment-Generating
Residential TOD
Office TOD
Town Center Mixed
Use
Community Retail
Public/Institutional
Open Space
medical assistance services with housing. State law
exempts certain small residential care facilities from
local regulation, and can locate anywhere permitted by
law.

Commercial Infill Housing. As defined by the Antioch
Municipal Code.

9 
9         9 9    



Administrative and Professional Offices. Activities
typically include, but are not limited to, executive
management, administrative, or clerical uses of private firms and public utilities. Additional activities include the provision of advice, design, information, or consultation of a professional nature. Uses typically include, but are not limited to, corporate headquarters; branch offices; data storage, financial records, and auditing centers;
architect’s; lawyer’s; insurance sales and claims
offices; financial planners; and accountant’s offices.

97 9 9 9 9 9 9 9 99 9 9 9 9

9

Amusement Centers/Arcades. Any structure (or
portion thereof) in which four or more amusement
devices (either coin- or card-operated) are installed,
such as photography machines, video games, muscle
testers, fortune telling machines, laser tag, electronic or “County fair” style games, rides or similar uses, and
other games of skill or science, but not including
games of chance or other similar devices. Included is
any place open to the public, whether or not the
primary use of the premises is devoted to operation of
such devices. Sales of prepared foods and beverages
is also included as an ancillary use of the site.

9 9 9

9 9 9

Automotive Uses. Activities typically include, but are
not limited to the, sales and servicing of motor vehicles, recreational vehicles, boats, and trailers.

92 9 9 2 9 9

9 9 9

92 94 94

9

Banks and Financial Services. Activities typically
include, but are not limited to banks and credit unions, home mortgage, and other personal financial services.

9 9 9 9 9

9 9 99 9 9

9

Business Support Services. Activities typically
include, but are not limited to, services and goods
generally provided to support other businesses.

9 9 9 9 9

9 9 99 9 9

9

C39
City of Antioch General Plan 4.0 Land Use
4-11

Eating and Drinking Establishments. Activities
typically include, but are not limited to, the retail sale from the premises of food or beverages prepared for
on-premises or off-premises consumption.

93 9 9 9 9 9 9 9 99 9 9 9 5 95

9

Food and Beverage Sales. Activities typically include,
but are not limited to retail sale from the premises of food and beverages for off-premises final preparation
and consumption.

9 9 9 9

9 9 9

C40
City of Antioch General Plan 4.0 Land Use
4-12

Estate
Residential
Low Density
Residential
Medium Low Density
Residential
Medium Density
Residential
High Density
Residential
Convenience
Commercial
Neighborhood/
Community Comm.

Regional
Commercial
Somersville Road
Commercial
SR-4/SR-160
Frontage Comm.

Marina/Support
Services
Rivertown
Commercial
“A ” S t r e e t
Commercial/Office
Mixed Use
Mixed Use
Medical Facility

Office
Business Park
Eastern Waterfront
Business Park
Light Industrial
Rail-Served
Industrial
General Industrial
E. Lone Tree Em-
ployment-Generating
Residential TOD
Office TOD
Town Center Mixed
Use
Community Retail
Public/Institutional
Open Space
Funeral Services. Activities typically include services involving the care, preparation, or disposition of human dead.

9 9 9

98 9

General Merchandise. Activities typically include, but
are not limited to, the retail sales from premises,
including incidental rental and repair services.

9 9 9 9 9

9 9 9

Health Clubs and Spas. Activities typically include,
but are not limited to, sport and health-related activities performed either indoors or outdoors.

9 9 9 9 9

9 9 99 9 9

Lodging and Visitor Services. Activities typically
include, but are not limited to, providing overnight
accommodations and related banquet and conference
facilities.

9 9 9 9 9 9 9 99 9 9 9 5 95

Indoor Recreational Facilities. Activities typically
include, but are not limited to, commercial recreation
uses conducted within enclosed buildings, such as
bowling alleys, skating facilities, racquet clubs, and
indoor shooting and archery ranges.

9 9 9

9 9

Outdoor Recreational Facilities. Activities typically
include, but are not limited to, commercial recreation
activities conducted outside of enclosed buildings, such as miniature golf, batting cages, tennis clubs, etc.

9 9 9

9 9

9
Personal Services. Activities typically include
establishments primarily engaged in the provision of
services for the enhancement of personal appearance,
cleaning, alteration of garments, and similar non-
business or non-professional services.

9 9 9 9 9

9 9 9

Personal Instruction. Activities typically include
instruction in artistic, academic, athletic or recreational pursuits within an enclosed structure.

9 9 9 9 9

97 9 99

Recreational Vehicle Park. Activities typically include, but are not limited to, providing overnight
accommodations for visitors in recreational vehicles.

9 9

9

9
10 Theaters. Includes structures where the primary use
is the exhibition of live or prerecorded theatrical,
musical, comedic or other performances. Sale of
prepared foods and beverages is permitted ancillary to
the primary use.

9 9

9 9 9 9 9

Light Manufacturing and Assembly. Activities
typically include, but are not limited to, the mechanical or chemical transformation of raw or semi-finished
materials or substances into new products, including
manufacture of products, assembly of component parts
(including required packaging for retail sale), and
treatment and fabrication operations. Light

9

9 9 9 9 9 9

C41
City of Antioch General Plan 4.0 Land Use
4-13

Estate
Residential
Low Density
Residential
Medium Low Density
Residential
Medium Density
Residential
High Density
Residential
Convenience
Commercial
Neighborhood/
Community Comm.

Regional
Commercial
Somersville Road
Commercial
SR-4/SR-160
Frontage Comm.

Marina/Support
Services
Rivertown
Commercial
“A ” S t r e e t
Commercial/Office
Mixed Use
Mixed Use
Medical Facility

Office
Business Park
Eastern Waterfront
Business Park
Light Industrial
Rail-Served
Industrial
General Industrial
E. Lone Tree Em-
ployment-Generating
Residential TOD
Office TOD
Town Center Mixed
Use
Community Retail
Public/Institutional
Open Space
manufacturing is conducted wholly within an enclosed
building. Light manufacturing activities do not produce odors, noise, vibration, or particulates, which would
adversely affect uses within the same structure or on
the same site. Also included are watchman’s quarters.

General Manufacturing and Assembly. Activities
typically include, but are not limited to, the mechanical or chemical transformation of raw or semi-finished
materials or substances into new products, including
manufacture of products; assembly of component parts
(including required packaging for retail sale); blending of materials such as lubricating oils, plastics, and
resins; and treatment and fabrication operations. Uses
requiring massive structures outside of buildings such
as cranes or conveyer systems, or open-air storage of
large quantities of raw or semi-refined materials are
also included within this land use type. Also included
are watchman’s quarters.

9 9

Research and Development. Activities typically
include, but are not limited to, scientific research and theoretical studies and investigations in the natural,
physical, or social sciences. Also included is
engineering, fabrication, and testing of prototypes
developed with the objective of creating marketable
end products; and the performance of physical and
environmental testing and related activities by or under the supervision of professional scientists and highly
trained specialists. Watchman’s quarters are included
as an ancillary use.

99

9 9 9 9 9 9

Operable Vehicle Storage. Activities typically include, but are not limited to the parking and/or storage of
operable vehicles. Typical uses include, but are not
limited to fleet storage of automobiles and trucks,
storage lots, and recreational vehicle and boat storage.

9

9

9

Personal Storage. Activities typically include, but are not limited to storage services and facilities primarily for personal and business effects and household goods
with enclosed storage areas having individual access.

Typical uses include, but are not limited to mini-
warehouses.

9 9

9

Storage and Distribution – Light. Activities typically
include, but are not limited to, wholesaling, storage,
and warehousing services conducted entirely within
enclosed buildings. Also included are watchman’s
quarters.

9

9 9 9 9 9 9

Storage and Distribution – General. Activities
C42
City of Antioch General Plan 4.0 Land Use
4-14
Estate
Residential
Low Density
Residential
Medium Low Density
Residential
Medium Density
Residential
High Density
Residential
Convenience
Commercial
Neighborhood/
Community Comm.

Regional
Commercial
Somersville Road
Commercial
SR-4/SR-160
Frontage Comm.

Marina/Support
Services
Rivertown
Commercial
“A ” S t r e e t
Commercial/Office
Mixed Use
Mixed Use
Medical Facility
Office
Busines
s Park
Eastern Waterfront
Business Park
Light Industrial
Rail-Served
Industrial
General Industrial
E. Lone Tree Em-
ployment-G
enerating
Residential TOD
Office TOD
Town Center Mixed
Use
Community Retail
Public/Institutional
Open Space
typically include, but are not limited to, warehousing, storage, freight handling, shipping, trucking services; storage and wholesaling from the premises of
unfinished, raw, semi-refined products requiring further processing, fabrication, or manufacturing. Outdoor
storage is permitted subject to applicable screening
requirements. Also included are watchman’s quarters
as an ancillary use.
9 9 9 9
Building Contractor’s Offices and Yards. Activities
typically include, but are not necessarily limited to,
offices and storage of equipment, materials, and
vehicles for contractors in the trades involving
construction activities. Storage yard uses may include, but should not be limited to, the maintenance and
outdoor storage of large construction equipment such
as earthmoving equipment, and screened outdoor
storage of building materials.
9 9 9
Boating and Related Activities. Activities typically
include, but are not limited to, establishments and
facilities engaged in the provision of sales or services directly related to the commercial or recreational use of waterways. Included in this category are construction,
repair, and maintenance of boats; boat sales;
anchorage and docking facilities, including temporary
slip rentals; services for commercial boating and
fishing, including retail fish sales, but not including fish processing; sale of marine equipment; and harbor-
related services, such as indoor and outdoor dry boat
storage, bait sales, fuel docks, and yacht clubs.
9 9 9
Civic Administration. Activities typically include, but are not limited to, management, administration, clerical, and other services performed by public and quasi-
public agencies.
9 9 9 9 99 9 9 9
Cultural Facilities. Activities typically include, but are not limited to, those performed by public and private
museums and art galleries, public and private libraries and observatories.
9 9 9 9 9 9 99 9 9 9
Day Care Centers. Day care centers consist of
facilities defined in California Health and Safety Code Section 1596.76, providing day care and supervision
for more than 12 children less than 18 years of age for periods of less than 24 hours per day. Also included
are facilities for the care and supervision of seniors for periods of less than 24 hours per day.
9 9 9 9 9 9 99 9 9 9
Open Space. Activities typically include, but are not
limited to, preservation of lands in their natural
C43
City of Antioch General Plan 4.0 Land Use
4-15

Estate
Residential
Low Density
Residential
Medium Low Density
Residential
Medium Density
Residential
High Density
Residential
Convenience
Commercial
Neighborhood/
Community Comm.

Regional
Commercial
Somersville Road
Commercial
SR-4/SR-160
Frontage Comm.

Marina/Support
Services
Rivertown
Commercial
“A ” S t r e e t
Commercial/Office
Mixed Use
Mixed Use
Medical Facility

Office
Business Park
Eastern Waterfront
Business Park
Light Industrial
Rail-Served
Industrial
General Industrial
E. Lone Tree Em-
ployment-Generating
Residential TOD
Office TOD
Town Center Mixed
Use
Community Retail
Public/Institutional
Open Space
condition to protect environmental resources or the
public health and safety, agriculture, and active or
passive recreation. Recreation areas may include
recreational structures such as play equipment, but do
not generally include structures for human occupancy.
9 9 9 9 9 9 9 9 9 9 9 9 9 99 9 9 9 9 9 9 9 9 9 Religious Assembly. Activities typically include
religious services and assembly such as customarily
occurs in churches, synagogues, and temples. 91 91 91 91 91 91 91 91 91

91 9 9991

9

Schools, Public and Private. Typical activities
include educational facilities for K-8 students provided by public agencies or private institutions. 91 91 91 91 91 91 91 91 91

91 9

91 9

Notes to Table 4.A:

1. Permitted subject to the provisions of Land Use Element policy 4.4.2.2b.

2. Automotive sales are not permitted within areas designated Convenience Commercial, Regional Commercial, or Business Park, except that Automotive sales may be allowed within areas designated Business Park that also have frontage on Auto Center Drive.

3. Bars are not permitted within areas designated Convenience Commercial.

4. Automotive uses are limited to sites adjacent to a freeway interchange. Auto sales are not permitted within areas designated Li ght Industrial or Eastern Waterfront Business Park.

5. Eating and drinking establishments, as well as Lodging and Visitor Service uses, within the Light Industrial and Eastern Waterfront Business Park designations are limited to sites adjacent to a freeway interchange.

6. Multi-Family uses are permitted within the Rivertown Commercial designation above the ground floor only.

7. Administrative and Professional Office and Personal Instruction uses are permitted within the Rivertown Commercial designation above the ground floor only, except along Fourth Street and the area between Fourth Street and Fifth Street, where they may occupy ground floor space.

8. Funeral Services within the Rivertown Commercial designation are limited to “J” Street, Fourth Street and the area between Fourth Street and Fifth Street.

9. Auto sales within the Hillcrest Station Focus Area are limited to sites adjacent to the SR-4 and SR-160 freeways.

10. Limited to locations that are compatible with resource protection needs.

11. Commercial infill housing is allowed only within the Commercial Infill Housing Overlay District .

C44

EX

HIBIT C

TABLE OF GENERAL PLAN LAND USE MAP AMENDMENTS

C45
Site
No. APN Address Existing General Plan Land Use
Proposed General Plan Land
Use Amendment
1 051-061-001 1650 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 2 051-061-002 1700 Viera Ave Antioch CA Medium Density Residential High Density Residential 3 051-061-003 1730 Viera Ave Antioch CA Medium Density Residential High Density Residential 4 051-062-004 1839 Stewart Ln Medium Density Residential High Density Residential 5 051-062-005 1829 Stewart Ln Antioch CA Medium Density Residential High Density Residential 6 051-062-006 1705 Viera Ave Antioch CA Medium Density Residential High Density Residential 7 051-062-010 1853 Stewart Ln Antioch CA Medium Density Residential High Density Residential 8 051-071-001 1524 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 9 051-071-002 1550 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 10 051-071-003 1560 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 11 051-071-004 1574 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 12 051-071-005 1600 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 13 051-071-006 1606 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 14 051-071-008 1588 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 15 051-071-011 1636 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 16 051-071-012 1628 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 17 051-072-005 1537 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 18 051-072-006 1540 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 19 051-072-007 1554 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 20 051-072-013 1549 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 21 051-072-014 1565 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 22 051-072-015 1863 Bown Ln Antioch CA Medium Low Density Residential High Density Residential 23 051-072-016 1877 Bown Ln Antioch CA Medium Low Density Residential High Density Residential 24 051-072-017 1568 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 25 051-072-018 1580 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 26 051-073-001 1605 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 27 051-073-002 1601 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 28 051-073-003 1837 Vine Ln Antioch CA Medium Low Density Residential High Density Residential C46
29 051-073-004 1845 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 30 051-073-005 1859 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 31 051-073-006 1867 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 32 051-073-007 1881 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 33 051-073-008 1897 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 34 051-073-009 1905 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 35 051-073-011 1965 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 36 051-073-012 1585 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 37 051-073-014 1537 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 38 051-073-015 1523 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 39 051-073-016 1551 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 40 051-073-017 1927 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 41 051-073-018 1945 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 42 051-073-019 1567 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 43 051-073-020 1559 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 44 051-074-001 1966 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 45 051-074-002 1954 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 46 051-074-003 1936 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 47 051-074-005 1898 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 48 051-074-006 Vine Ln & Viera Ave, Antioch CA Medium Low Density Residential High Density Residential 49 051-074-007 1870 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 50 051-074-008 1854 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 51 051-074-009 1836 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 52 051-074-010 1633 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 53 051-074-011 1908 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 54 051-074-012 1920 Vine Ln Antioch CA Medium Low Density Residential High Density Residential 55 051-081-001 1400 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 56 051-081-002 1410 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 57 051-081-003 1428 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 58 051-081-004 1452 Viera Ave Antioch CA Medium Low Density Residential High Density Residential C47
59 051-081-006 1470 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 60 051-081-007 1490 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 61 051-081-008 1500 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 62 051-082-002 1497 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 63 051-082-003 1473 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 64 051-082-004 1957 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 65 051-082-005 1915 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 66 051-082-006 1887 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 67 051-082-007 1859 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 68 051-082-008 1831 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 69 051-082-009 1429 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 70 051-082-010 Walnut Av & Santa Fe Av, Antioch CA Medium Low Density Residential High Density Residential 71 051-082-011 1939 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 72 051-082-012 Santa Fe Av & Viera Ave, Antioch CA Medium Low Density Residential High Density Residential 73 051-082-013 1503 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 74 051-082-014 1515 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 75 051-083-001 1528 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 76 051-083-002 1506 Walnut Ave Antioch CA Medium Low Density Residential High Density Residential 77 051-083-004 1866 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 78 051-083-005 1834 Santa Fe Ave Antioch CA Medium Low Density Residential High Density Residential 79 051-083-006 1471 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 80 051-083-009 1509 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 81 051-083-010 1487 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 82 051-083-012 1495 Viera Ave Antioch CA Medium Low Density Residential High Density Residential 83 051-100-022 2101 E 18th St Antioch CA Medium Low Density Residential High Density Residential 84 051-120-020 1650 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 85 051-120-021 1710 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 86 051-120-024 1450 Trembath Ln Antioch, CA Medium Low Density Residential High Density Residential 87 051-120-025 1550 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 88 051-130-001 1305 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential C48
89 051-130-002 1277 Saint Claire Dr Antioch CA Medium Low Density Residential High Density Residential 90 051-140-001 1705 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 91 051-140-003 1625 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 92 051-140-006 1501 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 93 051-140-007 1425 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 94 051-140-012 1613 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 95 051-140-013 1525 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 96 051-140-014 1423 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 97 051-140-015 1420 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 98 051-140-019 88 Mike Yorba Way Antioch CA Medium Low Density Residential High Density Residential 99 051-140-020 1675 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 100 051-140-025 1620 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 101 051-140-026 1520 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 102 051-140-027 1651 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 103 051-140-028 1715 St Claire Dr Antioch CA Medium Low Density Residential High Density Residential 104 051-140-035 1575 Trembath Ln Antioch CA Medium Low Density Residential High Density Residential 105 051-200-076 Holub Ln & E 18th St, Antioch CA Convenience Commercial High Density Residential 106 051-200-037 1841 Holub Ln, Antioch CA Convenience Commercial High Density Residential 111 052-042-044 3901 Hillcrest Ave Antioch CA Open Space High Density Residential 112 052-342-010
Wildflower Dr & Hillcrest Av, Antioch
CA Low Density Residential
High Density Residential
116 055-071-106
Lone Tree Way & Country Hills Dr,
Antioch CA Business Park
High Density Residential
117 055-071-107
Lone Tree Way & Country Hills Dr,
Antioch CA Business Park
High Density Residential
118 055-071-108
Lone Tree Way & Deer Valley Rd,
Antioch CA Business Park
High Density Residential
119 055-071-113
Lone Tree Way & Country Hills Dr,
Antioch CA Business Park
High Density Residential
120 056-130-014 5200 Heidorn Ranch Rd Antioch CA Medium Low Density Residential High Density Residential 121 056-130-011 5320 Heidorn Ranch Rd Antioch CA Medium Low Density Residential High Density Residential C49
125 065-161-025 301 E 18th St Antioch CA Medium Low Density Residential High Density Residential 126 065-262-026 E 18th St & Blossom Dr, Antioch, CA
Neighborhood Community
Commercial
High Density Residential
127 065-262-035 1015 E 18th St Antioch CA Medium Low Density Residential High Density Residential 130 068-051-015 1805 CAvallo Rd, Antioch CA Medium Low Density Residential High Density Residential 131 068-051-049 1801 CAvallo Rd Antioch CA
Neighborhood Community
Commercial
High Density Residential
132 068-051-050 504 E 18th St, Antioch CA
Neighborhood Community
Commercial
High Density Residential
133 068-082-057 Terrace Dr & E 18th St, Antioch CA
Neighborhood Community
Commercial
High Density Residential
134 068-252-041 2721 Windsor Dr, Antioch CA Medium Low Density Residential High Density Residential 135 068-252-042 Windsor Dr & Iglesia Ct, Antioch CA Medium Low Density Residential High Density Residential 136 068-252-043 Windsor Dr & Iglesia Ct, Antioch CA Medium Low Density Residential High Density Residential 137 068-252-045 2709 Windsor Dr, Antioch CA Medium Low Density Residential High Density Residential 138 071-370-026 3351 Contra Loma Blvd, Antioch CA Public/Institutional High Density Residential 139 072-400-036
Cache Peak Dr & Golf Course Rd,
Antioch CA Convenience Commercial
High Density Residential
140 072-400-039 4655 Golf Course Rd, Antioch CA Convenience Commercial High Density Residential 141 072-400-040
Cache Peak Dr & Golf Course Rd,
Antioch CA Convenience Commercial
High Density Residential
142 072-450-013 Dallas Ranch Rd, Antioch CA Office High Density Residential 150 074-343-034 2100 L St, Antioch CA Convenience Commercial High Density Residential 151 075-460-001
James Donlon Blvd & Contra Loma Blvd,
Antioch CA Office
High Density Residential
153 052-061-053 4325 Berryessa Ct Antioch CA Low Density Residential High Density Residential 156 052-061-014 4215 Hillcrest Ave Antioch CA Open Space High Density Residential 157 052-042-037 4201 Hillcrest Ave Antioch CA Open Space High Density Residential 158 052-140-013 Wildflower Drive Mixed Use High Density Residential 159 052-140-014 Wildflower Drive Mixed Use High Density Residential 160 052-140-015 Wildflower Drive Mixed Use High Density Residential C50
161 052-140-016 Wildflower Drive Mixed Use High Density Residential 163 072-011-052 3950 Lone Tree Way Medium Density Residential High Density Residential 164 051-200-065
3415 Oakley Rd
Public/Institutional
High Density Residential
165 068-091-043 1018 E 18th St Neighborhood Community
Commercial
High Density Residential
166 076-231-007
1919 Buchanan Rd
Public/Institutional
High Density Residential
171 052-370-009 Hillcrest Ave Office High Density Residential 172 051-390-006 3301 Jessica Ct Medium Density Residential High Density Residential 173 051-390-005 3305 Jessica Ct Medium Density Residential High Density Residential 174 051-390-004 3309 Jessica Ct Medium Density Residential High Density Residential 175 051-390-003 3313 Jessica Ct Medium Density Residential High Density Residential 176 051-390-002 3317 Jessica Ct Medium Density Residential High Density Residential 177 051-390-001 3321 Jessica Ct Medium Density Residential High Density Residential 178 051-390-016 3325 Jessica Ct Medium Density Residential High Density Residential 179 051-390-011 3329 Jessica Ct Medium Density Residential High Density Residential 180 051-390-010 3333 Jessica Ct Medium Density Residential High Density Residential 181 051-390-009
3345 Oakley Rd
Medium Density Residential
High Density Residential

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AGRAM OF GENERAL PLAN LAND USE MAP AMENDMENTS
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AUTO CENTER DR A ST
SO

MERSVILLE
RD
10TH ST
18TH ST

PUTNAM ST
GENTRY
TOW
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DR
G
ST
L ST

DELTA F

A IRBLVD

BUCHANANRD
4th St
LONE
TREE
WAY
CO
NTRA
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HILLC

REST AVE

WILBUR AVE

JAMES DONL

ON BLVD

DAV ISON
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DEER VAL

LEYRD LAURELRD

EMPIRE AVE
160
4 4
1-82
83-104
150
166
138
151
163
139-141
142
134-137
119
158-161
153111
171
156, 157
164, 172-181
105, 106
120
121
130-133
125
112
165
126, 127
116-118
City Limit
Highways
Major Roads
Proposed Land Use Amendments
Land Use Diagram Map
City of Antioch Housing Element
Source: City of Antioch, 2022.

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HIBIT E

ENVIRONEMNTAL HAZARDS ELEMENT UPDATE

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11.0 Environmental Hazards

11.1 INTRODUCTION
The Environmental Hazards Element contains an evaluation of natural and manmadehuman-caused conditions which may pose certain health and safety hazards to life and property in Antioch, along with and includes a comprehensive program to mitigate thoseidentified hazards. Inherent in This Element is a determination ofidentifies “acceptable risk.” This determination is based on defining how “safe” is “safe enough ,”, i.e., balancing the severity of the hazardhazards , costs , and feasibility of hazard mitigation, andas well as expected benefits. In most cases, the level of acceptable risk is widely shared throughout the State and nation. For example, the standard for protection from flooding is a national standard. Standards for the protection of structures from earthquake damage are based on the provisions of the UniformCalifornia Building Code. The Environmental HazardsThis Element addresses constraints to development from environmental hazards including geologic and seismic conditions, noise, wildland fire, flooding, wildfire, noise, and hazardous materials. To ensure compliance with new requirements, the Element also addresses concerns associated with climate change adaptation and disaster response.

The Environmental Hazards Element includes the following sections:
 Section 11.2 - Goals of the Environmental Hazards Element.  Section 11.3 - Regulatory Framework presents the applicable requirements relating to safety elements.
 Section 11.4 - Geology and Seismicity Hazards presents information on seismically induced surface rupture, ground shaking, ground failure, tsunami, seiche, slope instability leading to mudslides and landslides, subsidence liquefaction, and other seismic hazards. This section also provides goals, policies, and implementation programs to minimize property damage and personal injury posed by seismic and geologic hazards.
 Section 11.5 - Flood Protection includes information on flood hazards, flood hazard zones, flood insurance rate maps, levees, historical flooding, dam failure, identification of state, local and federal agencies with responsibility for flood protection, identification of goals, policies, objectives, and implementation measures for the protection of the community from the unreasonable risk of flooding.
 Section 11.6 - Fire Hazards provides information regarding fire hazards, including wildland fire, fire hazard severity zones, identification of local state and federal agencies with responsibility for fire protection, and identification of goals, policies, objectives, and implementation measures for the protection of the community from unreasonable risk of wildland fire and wildfire hazards.
 Section 11.7 - Climate Change Adaptation and Resilience describes the impacts of a warming climate on Antioch, including increased risk of extreme heat events, more frequent and intense storms, sea level rise, wildfire, and includes goals, policies, and programs to reduce and adapt to the impacts from climate change.
 Section 11.8 - Noise describes auditory impacts and sounds that may produce physiological or psychological damage and/or interfere with communication, work, rest, recreation, and sleep.  Section 11.9 - Hazardous Materials includes information relating to risks associated with hazardous materials, transportation and storage, and goals, policies, and implementation C55
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programs to reduce risks to life, property and the environment resulting from the use, storage, transportation, and disposal of these materials.
 Section 11.10 - Disaster Response presents information on the city’s Emergency Operations Plan (EOP), including goals, policies, and implementation programs to provide effective emergency response.
 Section 11.11 - Evacuation analyzes evacuation routes throughout and around the city which are utilized in the movement of people that are at risk of being impacted by a disaster to a safer location.

11.2 GOALS OF THE ENVIRONMENTAL HAZARDS ELEMENT
To provide for a sustained high quality of life, it is the goal of the Environmental Hazards Element to accomplish the following:
 Minimize the potential for loss of life injury, property damage, and economic and social disruption resulting from natural and manmadehuman-caused hazards in the community.

One of Antioch’s fundamental values is that people’s lives and properties will be safe from natural and manmade hazards. While there is a practical limit to the level of protection that can be provided in a community, Antioch is committed to minimizing the community’s vulnerability to natural and manmadehuman-caused hazards. In accomplishing this goal, the city seeks to offer assurance to those who wish to invest in Antioch, whether as a resident or business owner, that their protection and that of their properties has a high priority inproperty is prioritized by the city. This priority is encompassed in the Safety Element by:

 Incorporating safety considerations into the land use planning and development review process ;.  Identifying and mitigating hazards faced by existing and new development ;.  Facilitating the strengthening of existing codes, project review, and permitting processes; and  Strengthening disaster planning and post-disaster response policies.

11.3 REGULATORY FRAMEWORK
The Environmental Hazards Element must be consistent with the relevant portions of the California Government Code. The following apply to this element:

California Government Code 65302(g)(1). California Government Code Section 65302(g)(1) establishes the legislative framework for California's safety elements. This framework consolidates the requirements from relevant federal and state agencies, ensuring that all jurisdictions are compliant with the numerous statutory mandates. These mandates include:
 Protecting against significant risks related to earthquakes, tsunamis, seiches, dam failure, landslides, subsidence, flooding, and fires as applicable.  Including maps of known seismic and other geologic hazards.  Addressing evacuation routes, military installations, peak-load water supply requirements, and minimum road widths and clearances around structures as related to fire and geologic hazards, where applicable.
 Identifying areas subject to flooding and wildfires.

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 Avoiding locating critical facilities within areas of high risk.  Assessing the community's vulnerability to climate change.  Including adaptation and resilience goals, policies, objectives, and implementation measures.

California Government Code Sections 8685.9 and 65302.6. California Government Code Section 8685.9 (also known as Assembly Bill 2140 or AB 2140) limits California's share of disaster relief funds paid out to local governments to 75 percent of the funds not paid for by federal disaster relief efforts.

However, if the jurisdiction has adopted a valid hazard mitigation plan consistent with Disaster Mitigation Act (2000) and has incorporated the hazard mitigation plan into the jurisdiction's General Plan, the State may cover more than 75 percent of the remaining disaster relief costs. California Government Code Section 65302.6 indicates that a community may adopt a Local Hazard Mitigation Plan (LHMP) into its safety element if the LHMP meets applicable state requirements.

Contra Costa County Hazard Mitigation Plan. The Contra Costa County Multi-Jurisdictional Hazard Mitigation Plan (MJHMP) was developed in accordance with the Disaster Mitigation Act of 2000 and followed FEMA’s Local Hazard Mitigation Plan guidance. The MJHMP incorporates a process where hazards are identified and profiled, the people and facilities at risk are analyzed, and mitigation actions are developed to reduce or eliminate hazard risk. The implementation of these mitigation actions, which include both short and long-term strategies, involve planning, policy changes, programs, projects, and other activities. The plan covers the unincorporated county, 25 special purpose districts, and 10 municipalities, including the city of Antioch. The City adopted Volume 1 and the Antioch portion of Volume 2 of the 2018 MJHMP on February 27, 2018, which is referenced pursuant to the requirements of Government Code 65302.6.

California Government Code 65302 (G) 3 Adopted Through SB 1241 (Effective 2014/ Adopted 2012).

California Government Code Section 65302 (g) 3 requires the Safety Element to identify and update mapping, information, and goals and policies to address wildfire hazards. As part of this requirement, any jurisdiction that includes State Responsibility Areas or Very High Fire Hazard Severity Zones in the Local Responsibility Areas (LRA), as defined by the California Board of Forestry and Fire Protection (Board), is required to transmit the updated element to the Board for review and approval. The city does not have Very High Fire Hazard Severity Zones within the Local Responsibility Area, therefore compliance with 65302 (g)3 is not required
California Government Code 65302 (G) 4 Adopted Through SB 379 (Effective 2017/ Adopted 2015).

California Government Code Section 65302 (g) 4 requires the Safety Element to address potential impacts of climate change and develop potential strategies to adapt/mitigate these hazards. Analysis of these potential effects should rely on a jurisdiction's LHMP or an analysis that includes data and analysis from the State of California's Cal-Adapt website. This Section, 11.0, Environmental Hazards Element of the city’s General Plan provides an overview of climate change risks to Antioch and goals, policies, and programs to address these vulnerabilities. The incorporation of the city’s Hazard Mitigation Plan into this element fully addresses the requirements of Government Code section 65302(g)(4).

California Government Code 65302 (G) 5 Adopted Through SB 99 (Effective 2020/ Adopted 2019).

California Government Code Section 65302 (g) 5 requires the Safety Element to identify evacuation constraints associated with residential developments, specifically focused on areas served by a single roadway.

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11.4 GEOLOGY AND SEISMICITY OBJECTIVE AND POLICIESHAZARDS Seismicity. Eastern Contra Costa County, as well as the San Francisco Bay Area as a whole, is located in one of the most seismically -active regions in the United States. Major earthquakes have occurred in the vicinity of Antioch in the past , and can be expected to occur again in the near future. The 1999 Working Group on California Earthquake Probabilities estimated that there is a 70 percent probability of at least one magnitude 6.7 or greater earthquake to occur on one of the major faults within the San Francisco Bay region before 2030. Furthermore, they determined that there is a 30 percent chance of one or more magnitude 6.7 or greater earthquakes occurring somewhere along the Calaveras, Concord-Green Valley, Mount Diablo Thrust, and Greenville Faults before 2030.

Although no known active faults are located within the Planning Area, several major faults are located within a few miles. Historically active faults (exhibiting evidence of movement in the last 200 years) in Contra Costa County include the Hayward, Calaveras, Concord-Green Valley, and Marsh Creek- Greenville faults. The San Andreas Fault is the largest regional fault , the San Andreas Fault, and is located approximatelyapproximately 45 miles west of Antioch. Figure 11-1 shows the locations of these faults.

The intensity of ground shaking that wouldcould occur in Antioch as a result of an earthquake in the surrounding Bay Area is partly related to the size of the earthquake, its distance from the city, and the response of the geologic materials within the Planning Area. As a general rule, the earthquake magnitude and the closerproximity to the fault rupture to the site, the greaterincrease the intensity of ground shaking. The Association of Bay Area Governments (ABAG) has mapped the distribution of ground shaking intensity. Ground shaking intensity is described using the Modified Mercalli Intensity (MMI) Scale, which ranges from I (not felt) to XII (widespread devastation). When various earthquake scenarios are considered, ground shaking intensities will reflect both the effects of strong ground accelerations and the consequences of ground failure. Possible earthquake intensities are described below. A large earthquake on the Concord-Green Valley fault is projected to produce the maximum ground shaking intensities in Antioch with Modified Mercalli intensity IX in Bay Mud deposits along the Suisun Bay, north of SR 4. Modified Mercalli intensity IX is associated with damage to buried pipelines and partial collapse of poorly-built structures. Strong ground shaking of Mercalli intensity VII would occur locally along creek beds in inland portions of Antioch; however, the major portion of the Planning Area is projected to experience ground shaking of intensity VII on the Modified Mercalli scale, which is associated with non-structural damage. A large earthquake on the Hayward fault is projected to produce ground shaking intensities of Mercalli VIII along the Suisun Bay, north of SR 4, and less intense ground shaking in Upland Areas.

A large earthquake on the Concord-Green Valley Fault is projected to produce ground shaking intensities in Antioch of IX on the MMI Scale, which translates to damage to buried pipelines and partial collapse of poorly built structures. The most intense shaking is expected in Bay Mud deposits along the Suisun Bay, north of SR 4. Aside from some isolated areas along drainages within the city, the majority of the Planning Area is projected to experience ground shaking intensity VII on the MMI Scale.

This intensity is often associated with non-structural damage. A large earthquake on the Hayward Fault is projected to produce less intense shaking, due to the distance from the fault.

Since the 1970s, the Uniform Building Code (UBC) in California has incorporated standard response spectra as a basis for structural design. The response spectra establish the minimum standards for which a building must be designed. The UBC considers primary lateral seismic forces and general soil type; incorporation of vertical forces into code design requirements is currently being considered. The objective of the UBC is to protect the life safety of building occupants and the public. For large C58
City of Antioch General Plan 11.0 Environmental Hazards 1 1 - 5
earthquakes, the UBC primarily ensures that the building will not collapse, but some structural and non- structural damage may be expected.

Buildings constructed prior to code revisions in the 1970s generally would not meet current design provisions for earthquake forces of the UBC. . Expected damage to different types of buildings is described belowmay include:
 Un
reinforced Masonry. Unreinforced masonry buildings constructed of brick or concrete block present the most severe hazards. Under strong intensity ground shaking, many of these structures may be expected to collapse or require demolition. The city has developed a list of unreinforced masonry buildings.
 Older Steel/Concrete Frame Buildings. Other types of buildings that may also be severely damaged are older buildings of steel and concrete framing that were not designed to resist earthquake vibrations and older reinforced brick and masonry structures.  Light Wood-Frame/Sheet Metal. Light wood-frame, such as most residential structures, and sheet metal buildings would be expected to have moderate damage in most conditions.  Steel-frame structures designed to resist earthquake vibrations have an excellent record in earthquakes.

New construction in Antioch is required to meet the requirements of the California Building Code . (CBC), which incorporates the UBC. Buildings of special occupancy are required by the State to meet more stringent design requirements than the UBC. CBC. Special occupancy buildings include hospitals, schools, and other structures that are important to protecting health and safety in the community.

Liquefaction. Liquefaction is the rapid transformation of saturated, loose, fine-grained sediment to a fluid-like state because of earthquake ground shaking. Liquefaction has resulted in substantial loss of life, injury, and damage to property. In addition, liquefaction increases the hazard of fires because of explosions induced whendue to underground gas lines breakline breaks , and because the breakage off water mains substantially reducesline ruptures which can reduce fire suppression capability. The area capacity. Figure 11-2 illustrates the locations within Antioch that have the potential for liquefaction to occur. Lowland areas directly adjacent to the San Joaquin River hasand tributaries have a high to very high potential for liquefaction ., while upland areas away from the river have aexhibit very low to moderate potential for liquefaction potential.

Landsliding. Landslides. The strong ground motions that occur during earthquakes are capable of inducing landslides, generally where unstable slope conditions already exist. Figure 11-2 illustrates the locations within Antioch prone to earthquake induced landslides. The United States Department of the Interior Geologic Survey Regional Slope Stability Map of the Northeastern San Francisco Bay Region California indicates that landslide hazards exist primarily in the hilly portions of the southwestern part of the Planning Area. Most of the southwest corner of theThis Planning Area is susceptiblesusceptible to landslides with the majority of slopes considered to be moderately unstable. To the east, the Lone Tree Valley has little susceptibility toof landslides with stable to generally stable slopes. However, the area south of Lone Tree Valley is prone to landslides with moderately unstable and unstable slopes. The area to the north of Lone Tree Valley is generally not prone to landslides with slopes that are generally stable to marginally stable. However, a few small areas have unstable slopes susceptible to landslides, including an area to the north of Contra Loma Reservoir, and an area to the west of the intersection of the Contra Costa Canal and SR 4. Contra Loma dam went through a major maintenance program, which resulted in lowering of water levels.

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City of Antioch Environmental Hazards Element
Regional Faults
Figure 11-1
Source: USGS, 2022.

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Inundation From Seiche and Tsunami . Earthquakes can cause tsunamis (“tidal waves”) and seiches (oscillating waves in enclosed water bodies). There are no enclosed bodies of water in the vicinity of the Planning Area that would be affected by seiches. Low-lying portions of the city adjacent to the San Joaquin River could be affected by a tsunami. However, projected wave height and tsunami run-up is expected to be small inand limited to the interior portions of the San Francisco Bay and the Delta. Some coastal inundation and damage could occur in Antioch if a tsunami coincided with very high tides or an extreme storm.

Historic Mineral Extraction. Coal mining in the southwestern portion of the General Plan study area resulted in the excavation of mining tunnels over a relatively large area, including the Sand Creek Focus Area and the Black Diamond Mines Regional Preserve. The U.S. Bureau of Mines closed six ventilation shafts in the southwestern portion of the Sand Creek Focus Area in 1981 and 1982. These mines, abandoned in the late 1800s, present a possible risk of collapse and surface subsidence that could compromise the integrity of buildings developed overlying the mine tunnels. Ultimately, the potential for mine collapse is dependent upon the type of mining that was conducted, the size and dimensions of the mined area, the bearing strength of the materials bounding the mined area, depth of mining, and the length of time since the mining was discontinued. The U.S. Bureau of Mines closed six ventilation shafts in the southwestern portion of the Sand Creek Focus Area in 1981 and 1982.

The southernsoutheast portion of the General Plan study area is within the outer, western, margin of the Brentwood Oil Field. The California Department of Conservation Oil, Gas, and Geothermal Resources Geologic Energy Management Division (CalGEM) online database of production wells indicates that 52 wells have been operated within the Brentwood oil field. All butthere are currently three active oil/gas wells, and approximately 70 plugged wells that are considered inactive. Most of these wells have been plugged and cappedare located outside of the city limits .

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City of Antioch Environmental Hazards Element
CGS Seismic Hazard Zones
Figure 11-2
Source: CGS, 2018.

No Evaluation of Seismic Hazards
Landslide Zone
Liquefaction Zone
City Boundary
160
4 4
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11.34.1 Geology and Seismicity Objective
Minimize the potential for loss of life, physical injury, property damage,Ensure Antioch residents and social disruption resultingbusinesses are better prepared and protected from the threat of seismic groundshakingground shaking and other geologic events.

11.34.2 Geology and Seismicity Policies
Seismicity
a. Require geologic and soils reports to be prepared for proposed development sites , and incorporate the findings and recommendations of these studies into project development requirements. As determined by the City of Antioch Building Division, a site-specific assessment shall be prepared to ascertaindetermine potential ground shaking impacts on new development. The site-specific ground shaking assessment shall incorporate up-to-date data from government and non-government sources and may be included as part of any site-specific geotechnical investigation. The site-specific ground shaking assessment shall include specific measures to reduce the significance of potential ground shaking hazards. This site-specific ground shaking assessment shall be prepared by a licensed geologist and shall be submitted to the City of Antioch Building Division for review and approval prior to the issuance of building permits. For purposes of this policy, “development” applies to new structures and existing structures or facilities that undergo expansion, remodeling, renovation, refurbishment , or other modification. This policy does not apply to secondaccessory dwelling units or accessory buildings.
b. Provide information and establish incentives for property owners to rehabilitate existing buildings using updated construction techniques to protect against seismic hazards. c. Encourage the purchase of earthquake insurance by residents and businesses. d. Encourage continued investigation by State agencies of geologic conditions within the Bay Area to update knowledge of seismic hazards and promote public awareness. e. Provide expedited review of any seismic-related revisions to the California Building Code/ Uniform Building Code proposed by the State.
f. Work with PG&E, pipeline companies, and industrial uses to implement measures to safeguard the public from seismic hazards associated with high voltage transmission lines, caustic and toxic gas and fuel lines, and flammable storage facilities. g. Require that engineered slopes be designed to resist seismically -induced failure. h. Require that parcels overlying both cut and fill areas within a grading operation be over- excavated to mitigate the potential for seismically -induced differential settlement.

Other Geologic Conditions
i. Limit development in those areas, which, due to adverse geological conditions, will be hazardous to the overall community and those who will inhabit the area. j. Require evaluations of potential slope stability for developments proposed within hillside areas , and incorporate the recommendations of these studies into project development requirements.

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k. Require specialized soils reports in areas suspected of having problems with potential bearing strength, expansion, settlement, or subsidence, including implementation of the recommendations of these reports into the project development, such that structures designed for human occupancy are not in danger of collapse or significant structural damage with corresponding hazards to human occupants. Where structural damage can be mitigated through structural design, ensure that potential soils hazards do not pose risks of human injury or loss of life in outdoor areas of a development site. l. Where development is proposed within an identified or potential liquefaction hazard area (as determined by the city), adequate and appropriate measures such as (but not limited to) designing foundations in a manner that limits the effects of liquefaction, the placement of an engineered fill with low liquefaction potential, and the alternative siting of structures in areas with a lower liquefaction risk, shall be implemented to reduce potential liquefaction hazards.

Any such measures shall be submitted to the City of Antioch Building Division for review prior to the approval of the building permits.

Historic Mineral Extraction
m. As appropriate and necessary to protect public health and safety, abandoned mines shall be placed in natural open space areas, with appropriate buffer areas to prevent unauthorized entry.
n. Within areas of known historic mining activities, site-specific investigations shall be undertaken prior to approval of development to determine the location of any remaining mine openings, the potential for subsidence of collapse, and necessary measures to protect public health and safety, and prevent the collapse or structural damage to structures intended for human occupancy due to mine-related ground failure or subsidence. Such measures shall be incorporated into project approvals.
o. All identified mine openings shall be effectively sealed. p. Construction of structures for human occupancy shall be prohibited within areas found to have a high probability of surface collapse or subsidence, unless foundations are designed that would not be affected by such surface collapse or subsidence, as determined by site-specific investigations, and engineered structural design.
q. The locations of all oil or gas wells on proposed development sites shall be identified in development plans. Project sponsors of development containing existing or former oil or gas wells shall submit documentation demonstrating that all abandoned wells have been properly abandoned pursuant to the requirements of the California Department of Conservation Oil, Gas, and Geothermal Resources. CalGEM.

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11.45 FLOOD PROTECTION OBJECTIVE AND POLICIES
The National Flood Insurance Act of 1968 called for the identification and mapping of flood plain hazard areas prone to flooding in major storm events. These flood hazard maps, known as Flood Insurance Maps (FIRMS), are used by the Federal Emergency Management Agency (FEMA) to determine eligibility areas for inclusion in the federal flood insurance program. Portions of the city are located within the 100-year and 500-year flood hazards zones as mapped by FEMA, and are defined by FEMA as “flood prone.” Except for small areas located within the 100- and 500-year flood hazard zones, the majority of Antioch is defined byoutside of a FEMA as being flood zone and subject to minimal or no flooding. Antioch’s FEMA flood hazard areas are shown in Figure 11 -3 and reflect the most recent FEMA mapping as of July 2010Flood Insurance Rate Maps (FIRM)as of September 2015 for portions along the San Joaquin River and June 2009 for inland portions of the city .

Areas subject to flooding are mainly found adjacent to the San Joaquin River and tributary creeks.

Within the City of Antioch Planning Area, a 100-year flood hazard zone runs adjacent to the San Joaquin River. In the western portion of the Planning Area, a 100-year flood hazard zone begins at the San Joaquin River and encompasses the area bounded by the Planning Area border to the west; the BNSF Railroad to the south; and the area to the east of the mouth of West Antioch Creek. A 100-year flood hazard zone also is located adjacent to West Antioch Creek, and has its widest point at the Creek’s mouth. In the vicinity ofNear B Street, the 100-year flood hazard zone extends from the San Joaquin River south across the BNSF railroad, and then spans East Antioch Creek until the Creek reaches SR

4. This flood zone is widest, spanning a width of approximately 1,600 feet, just south of the railroad.

Just north of Lake Alhambra, the flood hazard zone spans an area of similar width. In the southern portion of the Planning Area, flood hazard zones are intermittently located adjacent to East Antioch Creek on its west and main branch. A 100-year flood zone also is located adjacent to Markley Creek, Los Medanos Wasteway, and Sand Creek. Many of these drainages also include 500-year flood zone areas in low lying areas adjacent to the 100-year flood zone.

Dams. Dams. Three dams are located within the city and surrounding areas that could impact the city, which includes:
 Contra Loma Dam – owned by the US Bureau of Reclamation, is a 2,500 AF reservoir with a safety classification of satisfactory by the US Bureau of Reclamation. The Bureau of Reclamation Division of Dam Safety conducted a safety analysis of the Contra Loma Reservoir in 1983 and determined that “safe” performance of the dam can be expected under all anticipated loading conditions, including the maximum credible earthquake and probable maximum flood events.” The overall safety classification of the dam is registered as satisfactory.  Sand Creek Dam – owned by the Contra Costa County Flood Control and Water Conservation District, is an 895 AF detention basin that has an extremely high downstream hazard potential and is considered to be in satisfactory condition by the California Division of Safety of Dams.  Antioch Reservoir – owned by the City of Antioch this 722 AF reservoir has an extremely high downstream hazard potential and is considered to be in satisfactory conditions by the California Division of Safety of Dams.

Potential dam failure inundation areas for these facilities are shown in Figure 11.-4.

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11.5.1 Flood Protection Objective
Minimize the potential for loss of life, physical injury, property damage, and social disruption resulting from flooding.

Ensure flooding impacts in Antioch are minimized or eliminated wherever possible.

11.45.2 Flood Protection Policies
a. Prohibit all development within the 100-year floodplain , unless mitigation measures consistent with the National Flood Insurance Program are provided. b. Minimize encroachment of development adjacent to the floodway in order to convey flood flows without property damage and risk to public safety. Require such development to thebe capable of withstanding flooding and to minimize the use of fill. c. Prohibit alteration of floodways and channelization of natural creeks if alternative methods of flood control are technically and financially feasible. The intent of this policy is to c.d. Ensure flooding solutions balance the need for protection devices with land use solutions, recreation needs, and habitat preservation.
d.e. Require new development to prepare drainage studies to assess storm runoff impacts on the local and regional storm drain and flood control system, along with implementation of appropriate detention and drainage facilities to ensure that the community’s storm drainage system capacity will be maintained, and peak flow limitations will not be exceeded. e.f. Where construction of a retention basin is needed to support new development, require the development to provide for the perpetual funding and ongoing maintenance of the basin. f.g. Eliminate hazards caused by local flooding through improvements to the area’s storm drain system or creek corridors as resources allow.

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FEMA Flood Hazard Zones
Figure 11-3
Source: FEMA, 2022.

Regulatory Floodway
500-Year Flood Zone
100-Year Flood Zone
City Boundary
160
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Dam Failure Inundation
Figure 11-4
Source: DWR, 2018.

Antioch Main Dam
Antioch Spillway
Contra Loma Dike
Contra Loma Dam
Sand Creek Main Dam
Sand Creek Saddle Dam
City Boundary
160
4 4
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11.56 FIRE HAZARDS OBJECTIVE AND POLICIES
Overall, The risk of both urban and wildland fires exists within the Antioch Planning Area. The level of fire risk in a given area results from a variety of factors, including type and amount of vegetation and groundcover, combustibility of building materials, adequacy of access for fire fightingfirefighting equipment and manpowerstaffing, water supply and pressure, and weather conditions. The most common source of urban fires is home heating systems and electrical appliances.

As Antioch expands into hillside areas, urban development will begin to encroach into areas of more rugged topography with flammable indigenous vegetation. Over time, all of California’s wildlands will burn, as they are naturally prone to do. However, various human factors (recreation activities, encroachment, expanded use) increase risks for fire occurrence, and that wildland fires will be larger, more intense and damaging, cost more to fight, and will take a larger toll (in economic and non- economic terms) than would otherwise occur naturally. According to the 2018 Contra Costa County MJHMP over 51 wildfires have occurred in Contra Costa County since the 1950s resulting in loss of lives, property, and natural resources. This equates to an average of three fires every four years, with the most recent fire was the SCU Lightning Complex Fire that burned in the Diablo Range in August and September 2020. This fire impacted Contra Costa County as well as surrounding counties burning over 393,000 acres. Prior to this, the largest recent fire in Contra Costa County was the 3,111-acre Morgan Fire in Mt. Diablo State Park in 2013. The last fire that occurred close to the City of Antioch was the 2015 Loma Fire Incident which burned 533 acres of the Contra Loma Regional Park.

11.5.1 Fire Hazards Objective
Minimize the In the event of a fire emergency, the Contra Costa County Fire Protection District (CCCFPD) provides fire and emergency services to the residents of the City of Antioch and the adjacent unincorporated areas. Contra Costa County fire stations 81, 82, 83, and 88 are in Antioch.

Prevention through implementation of ordinances and standards is the best way to minimize Antioch area fire hazards. CCCFDP’s ordinances and standards cover topics such as location of fire hydrants, provision of sprinklers, roadway widths, and provide the basis for both the rural fire prevention capital facilities standards and response time performance standards specified in the city’s Environmental Hazards Update. The city has ratified the CCCFPD Fire Code, which adopts by reference the 2019 California Fire Code (California Code of Regulations, Title 24, Part 9) as amended by the changes, additions, and deletions set forth in the ordinance adopting the CCCFPD Fire Code.

The Contra Costa Fire Protection District has entered into mutual aid agreements with other fire departments through the California State Master Mutual Aid Agreement that is administered by the State Office of Emergency Services as well as through the Contra Costa County Fire Chiefs’ Mutual Aid Plan. The District is also party to multiple automatic aid agreements with fire agencies that are generally in close proximity.

Figure 11-5 illustrates the CalFire fire hazard severity zones for Antioch. As shown in Figure 11-5 no portion of the city’s Local Responsibility Area is located within the Very High Fire Hazard Severity Zone, however a small portion of the city’s Planning Area (south of Empire Mine Road and Starmine Trail) is located within the Moderate and High Fire Hazard Severity Zones within the State Responsibility Area.

The Contra Loma Reservoir Contra Loma regional Park in Antioch is within a Federal Responsibility Area. According to the Contra Costa County MJHMP, no buildings or people are located within a wildfire hazard zone within the city.

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The Contra Costa County Wildfire Protection Plan (WPP), first adopted by the Diablo Fire Safe Council (DFSC) in 2009, provides an analysis of wildfire hazards and risk in the wildland-urban interface (WUI) in Contra Costa County. In 2019, the DFSC and project partners worked with residents, representatives of federal, regional, state, and local agencies, and community organizations to update the Plan.

Updates to the WPP were approved in May 2020. The goal of the WPP is to reduce hazard related to wildfires through increased information and education about wildfires, hazardous fuels reduction, actions to reduce structure ignitability, and other recommendations to assist emergency preparedness and fire suppression efforts. The plan also facilitates a coordinated effort between stakeholders to reduce the threats and vulnerabilities associated with wildfire hazards.

Development and growth facilitated by the General Plan will result in additional residents and businesses in the city, including new residential, commercial office, and industrial uses. This additional growth will result in increased demand for public service, including fire protection and emergency services. As demand for service increases, there will likely be a need to increase staffing and equipment to maintain acceptable service ratios, response times, and other performance standards. New or expanded structures may be required to accommodate adequate staffing, equipment, and services.

The Growth Management Element includes Goal GM-6 for the compliance with applicable levels of service. Policies GM-P-6.1 and GM-P-6.2 support this goal by requiring new development to contribute to and maintain adopted performance standards for police, fire and emergency medical response and services, and by requiring new growth to pay its share of the costs associated with that growth.

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Fire Hazard Severity Zones
Figure 11-5
Source: CAL FIRE, 2022.

City Boundary
Highways
LRA
FRA
160
4 4
Very High
High
Moderate
Fire Hazard Severity Zones (SRA)
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11.6.1 Fire Hazards Objective
Meet anticipated needs and demands that address hazards associated with wildland and urban fire.

11.6.2 Fire Hazards Policies
a. Perform necessary maintenance on open space brush areas that are susceptible to burning. b. Prevent the invasion of grassland by Baccaharis (a genus of perennials and shrubs that are highly flammable) by retaining grazing on publicly owned rangelands and integrating grazing practices within developed areas.
c. Coordinate with Contra Costa County Fire Protection District on projects that make Antioch more resilient to fire hazards.
d. Work with Contra Costa County Fire Protection District to promote public awareness of fire hazards and safety measures, including outreach to at-risk populations, and identification of low-risk areas for temporary shelter and refuge during wildfire events
e. Review, amend and update, at regular intervals, relevant city codes and ordinances to incorporate the most current knowledge and highest standards for fire safety. f. Encourage the use of fire-retardant vegetation for landscaping, especially in high fire hazard areas. g. Require fire safe construction practices, such as fire preventive site design, landscaping and building materials, and installation of sprinklers on new development and redevelopment projects. h. Encourage landscaping maintenance programs to reduce potential for loss of life, physical injury, fire hazards in the hills, wildland areas, and urban interface. a.i. Reduce fire hazard risks in existing developments by ensuring that private property damage, and social disruption resulting from wildland firesis maintained to minimize vulnerability.

11.5.2 Fire Hazards Policies
j. Work with the Contra Costa Fire Protection District to ensure adequate fire suppression resources in the local responsibility areas, and coordination with CALFIRE for state responsibility areas where wildfires may affect both areas.
k. Require new development to incorporate design measures that enhance fire protection in Fire Hazard Severity Zones as identified in Figure 11-5 . This shall include but is not limited to incorporation of fire- resistant structural design, use of fire-resistant landscaping, and fuel modification around the perimeter of structures.
l. Prioritize development in areas with sufficient water supply infrastructure and road networks that provide adequate fire equipment access and multiple evacuation routes. m. Maintain existing water supply infrastructure for firefighting and plan for adequate future water supplies. n. Establish mitigations for properties in Fire Hazard Severity Zones with restricted and single points of access including parking restrictions and investigating the feasibility of establishing special assessment districts to improve road capacity, and adequate water supply.

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b.o. Where new development borders wildland areas, require appropriate fuel modification and use of fire-retardant building materials per the requirements of the Contra Costa County Fire Protection District. Fuel modification may be permitted to extend beyond the boundaries of the site for which wildland fire protection is being provided only if the adjacent owner provides written permission, the proposed fuel modification is consistent with the management practices of the agency controlling such land (if it is in permanent open space), and the off-site fuel modification activity will not significantly impact sensitive habitat areas.
c.p. Require that adequate fire protection be available at initial project occupancy, whenever feasible.

Thus, stations should be constructed and manned at the outset of new development. If the Contra Costa Fire Protection District finds that a lag time between initial occupancy and operation of new stations cannot be avoided ., the city may consider requiring sprinklers in new homes as an alternative. Alternative strategies acceptable to the fire code official may be proposed.

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11.7 CLIMATE CHANGE ADAPTATION
The Earth’s climate is warming, mostly due to human activities such as changes in land cover and emissions of certain pollutants. Greenhouse gases (GHGs) are the major human-induced drivers of climate change. These gases warm the Earth’s surface by trapping heat in the atmosphere.

Global surface temperatures have increased approximately 1.6 °F relative to average temperatures from 1951-1980. In addition, 17 of the 18 warmest years in the 136-year record have occurred since 2001. Consistent with global observations, annual average air temperatures have increased by approximately 1.8 °F in California, with temperatures rising at a faster rate beginning in the 1980s.

As temperatures continue to rise, California will face serious climate impacts, including:
 More intense and frequent heat waves.
 More intense and frequent drought.
 More severe and frequent wildfires.
 More severe storms and extreme weather events.
 Greater riverine flows.
 Shrinking snowpack and less overall precipitation.
 Accelerating sea level rise.
 Ocean acidification, hypoxia, and warming.

The State of California Cal Adapt has developed modeling software that is used to make predictive projections for weather scenarios, such as extreme heat days and extreme precipitation events. These are created by using emission scenarios. An emissions scenario is a representation of future GHG emissions and resulting atmospheric concentrations through time. These emission scenarios are projected using what are called representative concentration pathways (RCPs). Each RCP represents a standardized set of assumptions about the human influenced GHG emissions and the trajectory in the coming years. Relying on the Cal Adapt tool, the following climate projections and RCPs were used:
 RCP 4.5 - GHG emissions peak around 2040 and then decline.  RCP 8.5 GHG emissions continue to rise strongly through 2050 and plateau around 2100.

Both projections are considered possible depending on how successful the world is at reducing atmospheric carbon dioxide emissions. The following are potential effects that may impact the city.

Average Maximum Temperatures. Overall temperatures are projected to rise substantially throughout this century. According to the CAL-Adapt snapshot tool, the historical (1961-1990) annual maximum mean temperature for Antioch is 72.7 °F. Under the RCP 4.5 scenario, the maximum mean temperature in Antioch is expected to rise 4 °F by 2064 and 5.4 °F by 2099. Under the RCP 8.5 scenario, the maximum mean temperature is projected to rise nearly 8.3 °F to 81 °F by 2099.

Warmer temperatures will increase the demand for air conditioning and cooling systems. A common proxy used to understand the demand for energy needed to cool buildings is Cooling Degree Days (CDD). A CDD is defined as the number of degrees by which a daily average temperature exceeds a reference temperature over a given period of time. Using 65 °F over a period of 30 years, which loosely represents the average daily temperature above which space cooling is needed, the average number C74
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of CDD, under the RCP 4.5 scenario, increases from a historical annual average of 35.1 to 58.1 between 2035-2064 and 66.5 between 2070-2099. Under the RCP 8.5 scenario this figure increases to 88.1 by the end of the century.

Average Minimum Temperatures. The historical annual minimum mean temperature for Antioch is

48.5°F. Under the RCP 4.5 scenario, the minimum mean temperature could increase 3.6 °F by 2064 and 4.9 °F by 2099. Under the RCP 8.5 scenario, the minimum mean temperature is projected to rise

8.1 °F by the end of the century.

Warmer temperatures should reduce the demand for energy for space heating. Using the Cal- Adapt Heating Degree Days (HDD) tool, the city is expected to see a reduction in HDD. An HDD is defined as the number of degrees by which a daily average temperature is below the reference temperature over a given period of time, the same parameters as the CDD’s. The historical annual average number of HDD in Antioch is 88.3. Under the RCP 4.5 scenario, the annual average number is projected to decrease to 65 by 2064 and 57.5 by 2099. Under the RCP 8.5 scenario, the number of annual average HDD declines to 41.5 by the end of the century.

Overall, the models project an increase in the annual average by about 31.4 CDD and an annual average decrease of approximately 20 HDD by mid-century under the RCP 4.5 scenario.

Extreme Heat Days 1. As the climate changes, some of the more serious threats to public health may stem from more frequent and intense extreme heat days and longer heat waves. Extreme heat events are likely to increase the risk of mortality and morbidity due to heat-related illness, such as heat stroke and dehydration, and exacerbation of existing chronic health conditions.

In Antioch, the extreme heat threshold is 100.8 °F. Between 1961-1990, there was an average of 4 days above 100.8 °F. By 2064 this average is projected to increase to 16 days under the RCP 4.5 scenario. By the end of the century, the average number of extreme heat days is expected to increase to 21 days under the RCP 4.5 scenario and as many as 36 days under the RCP 8.5 scenario.

Those most at risk and vulnerable to heat-related illness are the elderly, individuals with chronic conditions such as heart and lung disease, diabetes, and mental illnesses, infants, the socially or economically disadvantaged, and those who work outdoors. This increased risk and vulnerability comes from a lack of adaptive capacity by these groups to endure extreme heat conditions or the need for reliance on outside assistance (cooling centers, healthcare services, mental health services) during times of elevated stress In Antioch, approximately 12 percent of the city’s population is age 65 and older, which is expected to increase to 22 percent by 2040 (ABAG 2018 Projections). Additionally, approximately 15 percent of the city’s population identifies as having a disability per U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019); and approximately 31% of households are considered “low-income” considered their household incomes are at or less than 50% of Area Median Income (AMI)2.

1 An extreme heat day is defined as a day in April through October where the maximum temperature exceeds the 98th historical percentile of maximum temperatures based on daily temperature data between 1961-1990. 2 U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release

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Rainfall. The historical annual mean rainfall for Antioch is 15.1 inches. Under the RCP 4.5 scenario, annual mean rainfall is expected to increase and peak at 16.4 inches by 2064 before leveling off towards the end of the century. at 16.2 inches by 2099. Under the RCP 8.5 scenario annual mean rainfall is anticipated to increase to 16.5 inches by 2064 and 18.1 inches by 2099. Based on these projections, the city anticipates an increase in the frequency and intensity of extreme storms brought on by atmospheric river storms in northern California. These storms will have the tendency to produce more frequent and severe flooding, along with prolonged periods of drought. The expected increase in rainfall and storm activity may exacerbate local flooding and could create flooding in areas where it has not previously occurred. While the projected increase in rainfall may mean that local water resources will not be negatively impacted over the long run, prolonged periods of drought may require greater short-term water-saving efforts.

Sea Level Rise. The San Francisco Bay is vulnerable to a range of natural hazards, including storms, extreme high tides, and rising sea levels resulting from global climate change. Flooding already poses a threat to communities along the Bay and there is compelling evidence that these risks will increase in the future. As temperatures rise globally, sea levels are rising mainly because ocean water expands as it warms, and water from melting of major stores of land ice and glaciers flow into the ocean. In the past century, average global sea level has increased by 7 to 8 inches. Sea level at the San Francisco tide gauge has risen by about 7 inches since 1900.

Rising seas put new areas at risk of flooding and increase the likelihood and intensity of floods in areas that are already at risk. The State’s Sea Level Rise Guidance Document (2018) projects a “likely” (66 percent probability) increase in sea level at the San Francisco tide gauge of 10 inches by 2040. By the end of the century, sea levels are likely to rise by 2.4 feet under the RCP 4.5 scenario and 3.4 feet under the RCP 8.5 scenario. Flooding will be more severe when combined with storm events.

In 2014 the Adapting to Rising Tides (ART) program conducted a sea-level rise vulnerability, assessment and adaptation project along the west and central Contra Costa County shoreline extending from Richmond to Bay Point. This project analyzed and modeled a series of sea level rise scenarios in order to build a comprehensive understanding of climate vulnerability and develop effective and equitable responses. In 2017, the Delta Stewardship Council (DSC) engaged ART to complete a study extending from Pittsburg to the eastern border of Contra Costa County. This effort included preparing different flood modeling scenarios for the Delta, apart from what was modeled for the Bay.

Between 2018 and 2020 the City participated in the East Contra Costa County ART Project by providing information, and assisting with the identification of relevant vulnerabilities, consequences and issues pertinent to the study area. The objectives of the program include understanding how current and future coastal and riverine flooding may impact transportation and utility networks, industrial facilities, employment sites, residential neighborhoods, community facilities, levees protecting Delta islands, and shoreline park and recreation facilities.

The final report evaluated both current and future flooding that is either temporary or permanent.

Temporary flooding usually occurs when there are storms over the Pacific Ocean during the winter, when high tide coincides with strong winds, or when significant rainfall occurs over short durations causing creeks and rivers to rise over their banks. Permanent inundation occurs if an area is exposed to regular daily flooding. As sea level rises, higher water levels will become more frequent, increasing the extent, depth, and duration of temporary flooding and expanding the area that is permanently inundated. However, sea level rise affects the Delta Shoreline differently than the Bay. The Delta is influenced by both daily tides coming through the Golden Gate and freshwater flowing into the Delta from the Sacramento and San Joaquin Rivers. Modeling of sea level rise in the Delta suggests increased water heights at the Golden Gate Bridge may not translate into the same increases in water heights everywhere within the estuary (e.g., one foot of sea level rise at the Golden Gate may not mean C76
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one foot of sea level rise in the Delta). This is especially true east of the Benicia Bridge where freshwater inflows from rivers interact with tides in complex ways. As sea levels rise, the tidal creeks and the Delta are also impacted. As the Bay rises, water levels in tidal creeks and in the Delta will also rise, pushing the extent of tidal influence further upstream, potentially making riverine flooding that already occurs worse. As a result, the report considers a range of possible futures that modeled both temporary and permanent flooding for ten climate scenarios summarized in Table 11-1.

Table 11-1 ART East Contra Costa Ten Climate Scenarios
Permanent Flooding Scenarios Permanent + Temporary Flooding Scenarios MHHW* MHHW* + 100-year storm**
12 inches 12 inches + 100-year storm
24 inches 24 inches + 100-year storm
36 inches 36 inches + 100-year storm
83 inches 83 inches + 100-year storm
* MHHW = Mean Higher High Water. This is the average water height of the highest tides. All other sea level rise scenarios are added to the MHHW. For example, 12inches of sea level rise is 12inches + MHHW. ** Current Temporary flooding is modeled through the 100-year storm event on top of today’s high tide.

For each scenario, the report included an exposure analysis for flood risks and detailed vulnerability assessment of how these flood risks will affect 34 asset categories across 11 sectors including business and industry, communities, critical facilities and services, and people. In addition to identifying areas that could flood in each scenario, the report also identifies where specific vulnerabilities in current flood protection are located.

Some key areas and assets of concern include downtown Antioch, and piers along the Antioch Bridge that are at risk at 83 inches sea level rise (SLR) or the 100-year storm event plus 12 inches of SLR.

One hazardous waste facility is located within the current 100-year storm floodplain. Combined flooding from a 100-year storm event with 83 inches SLR could impact up to 10 hazardous waste facilities across the city. The Antioch Police Department and Antioch Detention Facility are exposed to flood risk at 83 inches of SLR and/or 36 inches SLR plus a 100-year storm event. Prospects High School becomes exposed to flood risk at 83 inches SLR plus a 100-year storm. The Antioch City Marina is currently located in a 100-year storm event area and is exposed to future sea level rise starting at 12 inches SLR. There are six census tracts on or near the coast, with a total population of 30,203 persons according to the 2020 census, that are exposed to flooding with a current 100-year storm event, or at 24 inches of SLR. Within these eight census blocks, there is a specifically high number (90 th percentile of Bay-Delta area residents) of children under 5, very low-income households, people with disability, single-parent households, people with limited English proficiency, people without a high school degree, severely housing cost burdened households, renters, and people over 65 living alone. Overall, of the 36,149 residential units in Antioch1, a 100-year storm affects 107 households currently, 156 households at 12 inches of SLR, 499 at 24 inches of SLR, 728 at 36 inches of SLR, and 1,217 at 83 inches of SLR.

1 State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2021-2022. Sacramento, California, May 2022.

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Sea level rise alone impacts 96 households at 24 inches of SLR, 102 households at 36 inches of SLR, and 786 households at 83 inches of SLR.

The ART report provides extensive analyses and maps and a comprehensive set of adaptation responses that will help the city to build resilience and adapt to rising sea level. Figure 11-6 shows areas that could be impacted by a 100-year storm event currently, and at 12 inches, 24 inches, 36 inches, and 83 inches of sea level rise. Figure 11-6 shows the areas that would be impacted by sea level rise alone at 12 inches, 24 inches, 36 inches, and 83 inches of sea level rise.

The Antioch City Council adopted the Climate Action and Resilience Plan in May 2020 and began preparing the community for hazards shocks that are expected to intensify in the future and to reduce the City’s reliance on carbon-based energy sources. The document provides another resource for the community to understand climate risks and explores policies and programs that can help the community prepare for more natural hazards.

Wildfire. Wildfire is a serious hazard in California. Several studies have indicated that the risk of wildfire will increase with climate change. According to Cal-Adapt, the historical annual average area burned by wildfire in Antioch is over 283.7 acres. That amount is expected to increase to 297 acres by mid- century and then decrease to 273.8 acres by the end of the century. Cal-Adapt projections show the risk for wildfire in Contra Costa County increasing by approximately 10 percent under both the RCP 4.5 and RCP 8.5 scenarios. Although Contra Costa residents may not experience increased risk from wildfire directly, secondary impacts, such as poor air quality, may increase.

Prolonged and more severe drought may exacerbate wildfire conditions by increasing the potential for ignitions and spread of wildfire. An expected increase in wildfire intensity and extent will increase public safety risks, property damage, fire suppression and emergency response costs, watershed and water quality impacts, vegetation conversions, and habitat fragmentation throughout California.

Adaptive Capacity. Adaptive capacity is the current ability of a community to address the potential impacts of climate change. The Contra Costa County MJHMP (Volume 1) and City of Antioch Annex (Volume II) serves as the city’s local hazard mitigation plan. This plan analyzes the city’s adaptive capacity for climate change and contains actions for adapting to climate change, including flooding and sea level rise.

Antioch has existing policies, plans, programs, resources, and institutions already in place to adapt to climate change and reduce potential impacts. The city’s Climate Action Resilience Plan (CARP), adopted in 2020, contains actions to reduce GHG emissions and mitigate the likely impacts of climate change. In addition, the 2018 ART Project provides information and strategies for adapting to sea level rise and building resiliency. Resources to address flooding and storm events are provided in Section

11.5 of this Environmental Hazards Element, and resources for fire prevention and protection are covered in Section 11.6. In addition, the City has adopted an Emergency Operations Plan, described in Section 11.10, which can be activated for a variety of emergency situations, including flooding, wildfires, and extreme weather events.

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Figure 11-6
Source: Contra Costa County, 2022.

City Boundary
Highways
Shoreline
Current 100-year flood Inundation
160
4 4
12" SLR and 100-Year Flood Inundation
24" SLR and 100-Year Flood Inundation
36" SLR and 100-Year Flood Inundation
83" SLR and 100-Year Flood Inundation
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11.7.1 Climate Change Adaptation Objective
Incorporate the changing risks associated with climate change into the protection of life, property, the economy, and the environment.

11.7.2 Climate Adaptation Policies
a. Prepare for and respond to the expected impacts of climate change. b. Consider climate change implications, including sea level rise, when approving new projects and planning for growth, facilities, and infrastructure improvements in areas potentially affected by climate change.
c. Develop incentive programs to encourage property owners to retrofit their homes/businesses against climate-related hazards such as extreme weather, flooding, wildfire (New) Improve city staff understanding of how climate change may disproportionately affect vulnerable community members, including senior citizens, low-income persons, and persons with disabilities.
d. Coordinate with regional, state, and federal agencies to monitor the indicators and impacts of climate change.
e. Climate Action Design Elements. Require new residential, commercial, and retail land use developments to demonstrate compliance with the Bay Area Air Quality Management District’s (BAAQMD) recommended design elements to support long-term climate action goals, as feasible or modify the city’s climate action plans to meet the criteria under State CEQA Guidelines Section 15183.5(b) and identify community-wide measures that can be implemented to achieve the statewide GHG emissions targets of 40 percent below 1990 levels by 2030 and support the State’s goal of achieving carbon neutrality by 2045. The updated climate action plans should include a checklist to help future development projects demonstrate how they will support long-term climate action goals. The GHG reduction measures identified in the updated climate action plans would supersede the Bay Area Air Management District’s recommended design elements described below:

 The project will not include natural gas appliances or natural gas plumbing (in both residential and nonresidential development).
 The project will not result in any wasteful, inefficient, or unnecessary energy usage as determined by the analysis required under CEQA Section 21100(b)(3) and Section 15126.2(b) of the State CEQA Guidelines.
 Achieve a reduction in project-generated vehicle miles travelled (VMT) below the regional average consistent with the current version of the California Climate Change Scoping Plan (currently 15 percent) or meet a locally adopted Senate Bill 743 VMT target, reflecting the recommendations provided in the Governor’s Office of Planning and Research’s Technical Advisory on Evaluating Transportation Impacts in CEQA:
o Residential projects: 15 percent below the existing VMT per capita. o Office projects: 15 percent below the existing VMT per employee. o Retail projects: no net increase in existing VMT.

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 Achieve compliance with off-street electric vehicle requirements in the most recently adopted version of CALGreen Tier 2.
f. Develop incentive programs to encourage property owners to retrofit their homes/businesses against climate-related hazards such as extreme weather, flooding, and wildfire. g. Climate Action and Resilience Plan. Require new development to incorporate strategies identified in the city’s current Climate Action and Resilience Plan to ensure increased community resilience from anticipated natural hazard events associated with climate change, such as flooding, drought, and extreme heat.
h. The city shall support solutions to ensure the sustainability of community water supplies. a. Participate in the implementation and update of Groundwater Sustainability Plans to ensure the future water resources are available to support city growth and development
i. Encourage the development and maintenance of innovative water treatment systems to clean and disinfect water.
j. Continue to enhance and modify Section 6-5.10 of the City’s Municipal Code, which outlines and defines waste of water and Section 6-10.05 which outlines and defines excessive use of water, and the subsequent penalties for violations.
a. Implement a leak detection inspection program to aid in water conservation and encourage retrofits, where feasible.
b. Develop incentive programs to encourage the use of water saving devices, such as high efficiency toilets, high efficiency appliances, low flow shower heads, drip irrigation systems, etc.
k. Water resources shall be planned and managed in a way that relies on sound science, data, and public participation.
l. Current climate change data shall be taken into consideration when the expansion of water infrastructure and water source location is considered for new development.

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11.8 NOISE OBJECTIVE AND POLICIES
Introduction to “Noise.” Noise is usually defined as “unwanted sound,” and consists of any sound that may produce physiological or psychological damage and/or interfere with communication, work, rest, recreation, and sleep.

Sound levels are measured in decibels (dB), typically through an “A-weighted” scale, which emulates human hearing.1. Unlike linear units such as inches or pounds, decibels (dBA) are measured on a logarithmic scale, representing points on a sharply rising curve. In this scale, an increase of 10 dBA represents a ten10 times increase in sound energy, and is perceived by the human ear as a doubling of loudness (see Figure 11.1). -7). Thus, a noise at 70 dBA has 10 times the sound energy as a 60 dBA noise, and will be perceived as being twice as loud.

Except under special conditions, changes in sound levels of less than 1.0 dBA cannot be perceived by the human ear. Audible increases in noise levels generally refer to a change of 3.0 dBA or more , since this level has been found to be barely perceptible in typical exterior environments. A 5.0 dBA change in noise levels is generally the threshold at which a noticeable change in community response occurs.

Figure 11-7 Measurement of Noise

1 All sound levels in the General Plan are A-weighted, unless specified otherwise.

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For environmental and land use planning purposes, several methods of expressing the average noise level over a given period of time have been developed. The predominant average noise measurement scale in California are the Equivalent-Continuous Sound Level (L eq) and the Community Noise Equivalent Level (CNEL), both of which are based on A-weighted decibels (dBA). Leq is the total sound energy of time-varying noise over a given sample period. CNEL is the average sound level occurring over a 24-hour period, with a weighting factor of 5.0 dBA applied to the hourly L eq for noises occurring from 7:00 p.m. to 10:00 p.m. (defined as relaxation hours), and 10 dBA adjustment for events occurring between 10:00 p.m. and 7:00 a.m. (defined as sleeping hours). The noise adjustments are added to the noise events occurring during the more quietquieter evening and nighttime hours to compensate for the added intrusiveness that noise has during these hours.

Other noise rating scales of importance when assessing annoyance factor include the maximum noise level (Lmax), which is the highest exponential-time-averaged sound level that occurs during a stated time period, and noise standard in terms of percentile exceedance noise levels (L n). L max reflects peak operating conditions , and addresses the annoying aspects of intermittent noise. The percentile exceedance noise levels are the levels exceeded during a stated period of time. For example, an L 10 noise level represents the noise level exceeded 10 percent of the time during a stated period. The L 50 noise level represents the median noise level (exceeded 50 % percent of the time). The L90 noise level represents the noise level exceeded 90 percent of the time , and is considered the lowest noise level experienced during a monitoring period. It is normally referred to as the background or ambient noise level.

Physical damage to human hearing occurs with prolonged exposure to noise levels higher than 85 dBA.

Exposure to high noise levels affects the entire human body, with prolonged noise exposure in excess of 75 dBA increasing tension, and thereby affecting blood pressure, functions of the heart, and the nervous system. In comparison, extended periods of noise exposure above 90 dBA result in permanent cell damage. When the noise level reaches 120 dBA, a tickling sensation occurs in the human ear even with short-term exposure. This level of noise is called the threshold of feeling. As the sound reaches 140 dBA, the tickling sensation is replaced by the feeling of pain in the ear. This is called the threshold of pain. A sound level of 190 dBA will rupture the eardrum and permanently damage the inner ear.

TableFigure 11.A-7 above lists acoustical term definitions , and Table 11.B identifies common sound levels and their sources.

Noise in Antioch . Major noise sources within Antioch include “mobile sources” such as traffic along State Route SR 4 and State Route SR 160 freeways, rail lines, and major arterial roadways. Significant “stationary” sources of noise within Antioch include heavier industrial development in the northern portion of the Planning Area, commercial development, where it backs up against residential neighborhoods and construction activities.

Traffic noise depends primarily on the speed of traffic and percentage of trucks along the route. Traffic volume has a lesser influence on highway noise levels.

11.68.1 Noise Objective
Achieve and maintain exterior noise levels appropriate to planned land uses throughout Antioch, as described below.:
 Residential
Single Family: 60 dBA CNEL within rear yards
Multi-Family: 60 dBA CNEL within interior open space
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 Schools
Classrooms: 65 dBA CNEL
Play and sports areas: 70 dBA CNEL
 Hospitals, Libraries: 60 dBA CNEL
 Commercial/Industrial: 70 dBA CNEL at the front setback.

11.68.2 Noise Policies
Noise Compatible Land Use and Circulation Patterns
a. Implementation of the noise objective contained in Section 11. 68.1 and the policies contained in Section 11.68.2 of thethis Environmental Hazards Element shall be based on noise data contained in Section 4.9 of the General Plan EIR, unless a noise analysis conducted pursuant to the city’s development and environmental review process provides more up-to- date and accurate noise projections, as determined by the city. b. Maintain a pattern of land uses that separates noise-sensitive land uses from major noise sources to the extent possible, and guide noise-tolerant land uses into the noisier portions of the Planning Area.
c. Minimize motor vehicle noise in residential areas through proper route location and sensitive roadway design.
d. Provide planned industrial areas with truck access routes separated from residential areas to the maximum feasible extent.
e. Where needed, provide traffic calming devices to slow traffic speed within residential neighborhoods.

Noise Analysis and Mitigation
f. Where new development (including construction and improvement of roadways) is proposed in areas exceeding the noise levels identified in the General Plan Noise Objective, or where the development of proposed uses could result in a significant increase in noise, require a detailed noise attenuation study to be prepared by a qualified acoustical engineer to determine appropriate mitigation and ways to incorporate such mitigation into project design and implementation.
g. When new development incorporating a potentially significant noise generator is proposed, require noise analyses to be prepared by a qualified acoustical engineer. Require the implementation of appropriate noise mitigation when the proposed project will cause new exceedencesexceedances of General Plan noise objectives, or an audible (3.0 dBA) increase in noise in areas where General Plan noise objectives are already exceeded as the result of existing development.
h. In reviewing noise impacts, utilize site design and architectural design features to the extent feasible to mitigate impacts on residential neighborhoods and other uses that are sensitive to noise. In addition to sound barriers, design techniques to mitigate noise impacts may include, but are not limited to:
 Increased building setbacks to increase the distance between the noise source and sensitive receptor.

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 Orient buildings which are compatible with higher noise levels adjacent to noise generators or in clusters to shield more noise sensitive areas and uses.  Orient delivery, loading docks, and outdoor work areas away from noise-sensitive uses.  Place noise tolerant use, such as parking areas, and noise tolerant structures, such as garages, between the noise source and sensitive receptor.  Cluster office, commercial, or multi-family residential structures to reduce noise levels within interior open space areas.
 Provide double glazed and double paned windows on the side of the structure facing a major noise source, and place entries away from the noise source to the extent possible. i. Where feasible, require the use of noise barriers (walls, berms, or a combination thereof) to reduce significant noise impacts.
 Noise barriers must have sufficient mass to reduce noise transmission and high enough to shield the receptor from the noise source.
 To be effective, the barrier needs to be constructed without cracks or openings.  The barrier must interrupt the line of sight between the noise source and noise receptor.  The effects of noise “flanking” the noise barrier should be minimized by bending the end of the barrier back from the noise source.
 Require appropriate landscaping treatment to be provided in conjunction with noise barriers to mitigate their potential aesthetic impacts.
j. Continue enforcement of California Noise Insulation Standards (Title 25, Section 1092, California Administrative Code).

Temporary Construction
k. Damage Due to Construction Vibration. Where new development is proposed in areas adjacent to any vibration-sensitive land uses or adjacent to vibration-sensitive activities, require a screening level vibration analysis. If a screening level analysis shows that the project has the potential to result in damage to structures or where vibration could substantially interfere with normal operations, require a detailed vibration impact assessment prepared by a structural engineer or other appropriate professional to determine appropriate design means and methods of construction to avoid the potential damage, if feasible. k.l. Ensure that construction activities are regulated as to and permitted hours of operation are regulated in order to avoid or mitigate noise impacts on adjacent noise-sensitive land uses. l.m. Require proposed development projects adjacent to occupied noise sensitive land uses to implement a construction-related noise mitigation plan. This plan would depict the location of construction equipment storage and maintenance areas, and document methods to be employed to minimize noise impacts on adjacent noise sensitive land uses. m.n. Require that all construction equipment utilize noise reduction features (e.g., mufflers and engine shrouds) that are no less effective than those originally installed by the manufacturer.
n.o. m. Prior to the issuance of any grading plans, the city shall condition approvalinclude a Condition of Approval for subdivisions and non-residential development adjacent to any C85
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developed/occupied noise-sensitive land uses by requiring applicants to submit a construction- related noise mitigation plan to the city for review and approval. The plan should depict the location of construction equipment and how the noise from this equipment will be mitigated during construction of the project through the use of such methods as:
 The construction contractor shall use temporary noise-attenuation fences, where feasible, to reduce construction noise impacts on adjacent noise sensitive land uses.  During all project site excavation and grading on-site, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site.
 The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction.  The construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7:00 a.m. and 7:00 p.m. Monday through Saturday. No construction shall be allowed on Sundays and public holidays. o.p. n. The construction-related noise mitigation plan required shall also specify that haul truck deliveries be subject to the same hours specified for construction equipment. Additionally, the plan shall denote any construction traffic haul routes where heavy trucks would exceed 100 daily trips (counting those both to and from the construction site). To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings.

Lastly, the construction-related noise mitigation plan shall incorporate any other restrictions imposed by the city.

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11.79 HAZARDOUS MATERIALS OBJECTIVE AND POLICIES
The term “hazardous materials ” includes a full spectrum of substances from pre-product materials to waste. Pre-product materials are considered to have value, and are used in, or represent the purpose of the manufacturing process. These materials solvents, paints, acids , and other chemicals, which, because they have value, are subject to proper transportation, storage, and use procedures. “Hazardous waste” refers to the valueless by-products of manufacturing processes and other use of materials. Hazardous waste requires proper disposal.

The California Department of Toxic Substances Control identifies two (2) sites within Antioch where surface anand/or sub-surface contamination has occurred due to the potential release of hazardous materials or wastes. Those sites include the GBF/Pittsburg Dumps, located at the intersection of Somersville Road and James Donlon Boulevard, and the former Hickmott Cannery site at the intersection of 6th and “A” streets.

Pursuant to State law, Antioch has adopted by reference Contra Costa County’s Hazardous Waste Management Plan. This Plan establishes a comprehensive approach to management of hazardous wastes in the County, including siting criteria for new waste management facilities, educational and enforcement efforts to minimize and control the hazardous waste stream in the County, and policies to maintain a unified data base on businesses generating hazardous wastes.

11.79.1 Hazardous Materials Objective
Minimize the negative impacts associated with the storage, use, generation, transport, and disposal of hazardous materials.

11.79.2 Hazardous Materials Policies
a. Promote the reduction, recycling, and safe disposal of household hazardous wastes through public education and awareness.
b. Implement the provisions of the Contra Costa County Hazardous Waste Management Plan, including, but not limited to, provisions for pretreatment and disposal, storage, handling, and emergency response.
c. Require businesses generating hazardous wastes to pay necessary costs for local implementation of programs specified in the Contra Costa County Hazardous Waste Management Plan, as well as costs associated with emergency response services for a hazardous materials release.

Source Reduction
d. Require new and expanding hazardous materials users to reduce the amount of hazardous waste generated.

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 Require submittal of a waste minimization plan with any use permit application for a new large new facility or expansion of an existing large facility creating additional hazardous wastes.1
 Encourage existing large facilities to prepare waste minimization plans.  Require new large hazardous waste-producing facilities to provide onsiteon-site treatment of recycling of wastes generated to the maximum extent feasible. This will minimize the amount of hazardous waste being transferred offsiteoff-site for treatment or disposal.  Require all hazardous waste generators to recycle wastes to the maximum extent feasible. e. Encourage reductions in the amount of hazardous wastes being generated within Antioch through incentives and other methods.
 Provide educational and technical assistance to all hazardous materials users and waste generators to aid in their source reduction efforts (e.g., substitution of less hazardous products and modifications to operating procedures). These services will primarily be provided by through the County.
 Provide public recognition to hazardous materials users and waste generators who meet or exceed source reduction goals.
 Provide penalties for facilities failing to meet minimization objectives, and place funds from these penalties in a revolving account for use in educational and emergency services efforts.

Facilities Siting
f. Locate hazardous materials facilities in areas reserved for compatible uses.  Permit large hazardous waste users and processors only in areas designated for “heavy industrial” use. Smaller generators and medical facilities (e.g., service stations) may be sited in other industrial and commercial areas, consistent with applicable General Plan policies and zoning regulations. The compatibility of small facilities will be determined by the types and amounts of hazardous materials involved and the nature of the surrounding area.
 Require use permits for all operations handling hazardous materials to ensure compatibility with the surrounding area.
g. Maintain adequate siting criteria to determine appropriate locations for hazardous material facilities.
 Maintain a “Hazardous Materials” section in the Antioch zoning ordinance to define siting criteria to be used for various types of facilities, requirements for application submittal, and required findings for approval.
 The siting criteria shall prohibit locating hazardous materials facilities in 100-year Flood Hazard Zones and areas susceptible to flooding from storm surge and/or sea level rise unless the proposed design accounts for potential flooding by appropriately elevating and/or floodproofing all areas, including exterior areas, where hazardous materials would be stored and handled.

1 Large facilities are those routinely generating more than 1,000 kilograms of solid hazardous waste month or 275 gallons of liquid hazardous waste per month.

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h. Locate hazardous materials facilities at a sufficient distance from populated areas to reduce potential health and safety impacts.
 Require risk assessment studies to determine potential health impacts for all proposed hazardous waste processors and large generators as part of permit application submittals.  Require a 2,000-foot buffer zone around all new hazardous waste processors within which no residences, schools, hospitals, or other immobile populations, existing proposed, or otherwise, would be located, unless evidence is presented in the risk assessment study that a larger buffer is needed.
i. Permit hazardous waste processors based on their relative need in conjunction with the “fair share” approach to facilities siting contained in the Contra Costa County Hazardous Waste Management Plan.
 Require a needs assessment as part of use permit applications for a waste processor, demonstrating the proposed facility will serve a need that cannot be better met in any other manner (e.g., source reduction) or at any other location.  Discourage proposed hazardous waste facilities processing materials similar to those treated or stored at existing facilities within the County, unless the need for the new facility can be adequately demonstrated.
j. Carefully review and require appropriate mitigation for pipelines and other channels for hazardous materials.

Facilities Management
k. Ensure adequate provision is made for emergency response to all crises involving hazardous materials.
 Require emergency response plans for all hazardous waste processors and large generators to be submitted as part of Use Permit applications. The emergency response plans shall include procedures for minimizing the potential release of hazardous materials due to flooding such as shutting down operations, securing hazardous materials containers and other objects to prevent them from floating, closing valves/sealing openings on containers/pipelines/tanks, and moving hazardous materials away from flood prone areas ahead of predicted flooding events.
 As a standard condition of approval, require training of employees of all facilities in emergency procedures, and that they be acquainted with the properties and health effects of the hazardous materials involved in the facilities’ operations. l. Promote the safest possible transport of hazardous materials through Antioch.  Maintain formally designated hazardous material carrier routes to direct hazardous materials away from populated and other sensitive areas.  Restrict all processors and new large generators to access only along established hazardous material carrier routes.
 Locate hazardous waste processors as near to waste generators as possible, in order to minimize the need for transport.
 Require transportation analyses for all new large new generators and processors to determine the effect of each facility on Antioch’s transportation system , and assess and provide mitigation for potential safety impacts associated with hazardous materials transported to and from the site.

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 Prohibit the parking of vehicles transporting hazardous materials on city streets.  Require that new pipelines and other channels carrying hazardous materials avoid residential areas and other immobile populations to the greatest extent possible. m. Require that hazardous materials facilities within Antioch operate in a safe manner.  As a Condition of Approval for new hazardous materials facilities, require access for vehicles carrying hazardous materials to be restricted to hazardous materials carrier routes.
 Undertake inspections of hazardous materials facilities as needed (e.g., when an unauthorized discharge into city sewers is made ),) and assist Contra Costa Health Services in their inspections as requested.
 Require that water, sewer, and emergency services be available consistent with the level of service standards set forth in the Growth Management Element. Work with LAFCO to require that that sites for proposed hazardous materials facilities annex into the city before necessary municipal services are provided.
n. Require appropriate design features be incorporated into each facility’s layout to increase safety and minimize potential adverse effects on public health.  Require the provision of spill containment facilities and monitoring devices in all facilities.  Ensure that pipelines and other hazardous waste channels are properly designed to minimize leakage and require above ground pipelines to be surrounded by spill containment basins.
 Give priority to underground storage of hazardous materials , unless this method is shown to be infeasible.
 Require hazardous materials storage areas to be located as far from existing pipelines and electrical transmission lines as possible.
o. Maintain a high priority on clean-up of the GBF landfill, Hickmott Cannery, and other contaminated sites.
 Maintain communication with the Department of Toxic Substances Control, Contra Costa Health Services, and other responsible agencies to complete clean-up of the GBF landfill and Hickmott Cannery sites as rapidly and thoroughly as possible.  Participate in task forces with County and State agencies for remediation of the GBF landfill and Hickmott Cannery sites.

Public Education/Outreach
p. Require that new large hazardous materials users and/or processors maintain communication lines within the community by establishing a Communication and Information Panel. Encourage existing large users and processors to form similar panels. q. Facilitate public awareness of hazardous materials by preparing and distributing in conjunction with Contra Costa Health Services public information regarding uniform symbols used to identify hazardous wastes, Antioch’s household hazardous waste collection programs, and hazardous waste source reduction programs.

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Monitoring
r. Monitor the progress and success of hazardous materials efforts, and modify these efforts as needed.
s. Maintain data regarding the use and generation of hazardous materials within Antioch and its Planning Area.

Hazardous Building Materials
t. Prior to the city issuing demolition permits for existing structures, a comprehensive Hazardous Building Materials Survey (HBMS) for the structure shall be prepared and signed by a qualified environmental professional, documenting the presence or lack thereof of asbestos-containing materials, lead containing paint, lead based paint, polychlorinated biphenyls (PCBs)-containing equipment and materials, and any other hazardous building materials. The HBMS shall include abatement specifications for the stabilization and/or removal of the identified hazardous building materials in accordance with all applicable laws and regulations. The demolition contractor shall implement the abatement specifications and submit to the city evidence of completion of abatement activities prior to demolition of the existing structures.

Hazardous Materials Contamination
u. The following requirements related to potential hazardous materials contamination would not apply to properties where past land uses have included only residential or undeveloped open space (i.e., no previous agricultural, industrial, commercial, or transportation related use) and where placement of undocumented fill material has not occurred. Evidence of such past land use must be demonstrated to the city through historic aerial photos, maps, and/or building department records.
 Prior to the city issuing demolition, grading, or building permits for a proposed redevelopment or development project that would disturb soil (except for residential renovations/additions), the project applicant shall prepare a Phase I Environmental Site Assessment (ESA) for the project site and shall submit the Phase I ESA it to the City for review. If any Recognized Environmental Conditions (RECs) or other environmental concerns are identified in the Phase I ESA, the project applicant shall prepare a Phase II ESA to evaluate the RECs or other environmental concerns and shall submit the Phase II ESA to the city for review and approval. Phase I and II ESA reports shall be prepared by a qualified environmental assessment professional and include recommendations for further investigation or remedial action, as appropriate, for hazardous materials contamination. Remedial actions may include but not necessarily be limited to the preparation and implementation of a Soil and Groundwater Management Plan, removal of hazardous materials containers/features (e.g., underground or aboveground storage tanks, drums, piping, sumps/vaults, hydraulic lifts, oil/water separators, or impoundments), proper destruction of water supply wells, removal and off-site disposal of contaminated soil or groundwater, in-situ treatment of contaminated soil or groundwater, or engineering/institutional controls (e.g., capping of contaminated soil, installation of vapor intrusion mitigation systems, and establishing deed restrictions). The project applicant shall implement the recommendations for additional investigation and/or remedial actions and shall submit to the city evidence of approvals from the appropriate federal, State, or regional oversight agency(ies) for any proposed remedial action prior to the city issuing demolition, grading, or building permits, and following completion of the remedial action and prior to the city issuing a certificate of occupancy.

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 If the project applicant indicates that in their view regulatory agency oversight/approval is not required for the proposed project based on the findings of the Phase II ESA and/or the proposed remedial actions, then the Phase I and II ESAs and proposed remedial action plans shall be reviewed by a third party qualified environmental assessment professional selected by the city and funded by the project applicant. The third party qualified environmental assessment professional shall either approve of the proposed remedial actions or provide recommendations for further investigation, additional/alternative remediation actions, and/or regulatory agency oversight for the project site, and the recommendations of the third party qualified environmental assessment professional shall be implemented.
v. If any projects initiated under the proposed project would require the importation of soil to backfill any excavated areas, proper sampling of the soil shall be conducted to ensure that the imported soil is free of contamination according to DTSC’s 2001 Information Advisory Clean Imported Fill Material, or more current guidance from DTSC

11.8 10 DISASTER RESPONSE
Antioch maintains an Emergency Operations Plan (EOP)addressing the response to disasters, including but not limited to earthquakes, floods, fires, hazardous spills or leaks, major industrial accidents, major transportation accidents, major storms, airplane crashes, environmental response, civil unrest, and national security emergencies. emergencies. Emergency operations centers are maintained at the city’s central police facility and at the CityCity’s water treatment plant.

The emergency planEOP indicates that Antioch would experience casualties, significant property damage, and utility service interruptions following a major Bay Area earthquake. The potentially catastrophic effects of an earthquake on the Hayward Fault would more than likely exceed the response capabilities of both the City of Antioch and the County.

The planEOP primarily outlines the general authority, organization, and response actions for city staff to undertake when disasters happen. The City’s plan isRecently updated in compliance2021, the EOP meets current statutory requirements and best practices, with existing law. Thethe main objectives of the plan are to reduce reducing life, injury, and property losses through effective management of emergency forces, and accomplish the following.:
 Identifies who is in charge during disaster response and clarifies who does what.  Lists the necessary jobs for disaster response and what each person is to do.  Ensures survivability and availability of government services, or the continuity of government.  Helps to understand the City of Antioch’s emergency organization.  Provides guidance for disaster education and training.

11.810.1 Disaster Response Objective
Maintain a level of preparedness to adequately respond to emergency situations to save lives, protect property, and facilitate recovery with minimal disruption.

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11.810.2. Disaster Response Policies
a. Maintain and update the City’s Emergency ResponseOperations Plan, as required by State law.
b. Disseminate disaster preparedness information to local residents and businesses, describing how emergency response will be coordinated, how evacuation, if needed, will proceed, and what residents and businesses can do to prepare for emergency situations. Provide information to the public about:
 Environmental hazards existing in Antioch;.
 The costs of doing nothing to mitigate these hazards ;.  Why governmental agencies can not eliminate all hazards ;.  What the city does to assist;.
 What the city cannot do;.
 What the public can do to protect itself.
c. Maintain an effective and properly equipped emergency operations center, along with trained personnel, for receiving emergency calls, providing initial response and key support to major incidents, meeting the demands of automatic and mutual aid programs, and maintaining emergency incident statistical data.
d. Maintain ongoing emergency response coordination with surrounding jurisdictions. e. Encourage private businesses and industrial uses to be self-sufficient in an emergency by:
 Maintaining a fire control plan, including onsite fire fightingon-site firefighting capability and volunteer response teams to respond to and extinguish small fires; and  Identifying personnel who are capable and certified in first aid and CPR. f. Regularly review and clarify emergency evacuation plans for dam failure, fire, and hazardous materials releases.

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11.11 EVACUATION
Evacuation refers to the movement of people that are at risk of being impacted by a disaster to a safer location, using routes that do not pose a significant danger to the evacuees. Thus, both the destination and the route need to be scrutinized, preferably before the evacuation orders are issued. This involves deciding which of the potential temporary shelters in the city be opened, based on the shelters' locations relative to the impending disaster and their ease of accessibility from the safest identified routes. Evacuations in the city are conducted in cooperation between the Antioch Police Department and the Contra Costa County Fire Protection District (CCCFPD).

Depending on the incident type, will depend on which city Department/Agency takes the lead in conducting evacuation procedures, however most incidents would default to the Antioch Police Department. To understand the areas of the city with potential evacuation constraints, the city conducted an analysis that identified the following:
 Constrained Roadways are segments of the roadway network that have a single point of connection with the rest of the roadway network. These could be cul-de-sacs or roadways with secondary connections that are not publicly accessible due to a gate or other constraint, Figure 11-8 identifies these roadways (in red) within the city.  Constrained Parcels are areas of the city where at least 30 parcels are located along a constrained roadway. These parcel locations are accessible by one means of ingress/egress, which is consistent with Cal FIRE guidance regarding Public Resources Code Section 4290.5. Under this guidance, Cal Fire is concerned with subdivisions within the state that have 30 or more dwellings accessing a single roadway. Figure 11-8 identifies these areas (in blue and/or orange) within the city.

This analysis identified 19 locations where at least 30 parcels/dwellings meet the constrained parcel threshold. The concern regarding areas with constrained parcels is the ability to evacuate residents safely and effectively in the event of an emergency. Four (4) of these constrained parcel areas are located within or adjacent to Fire Hazard Severity Zones. Potential implementation actions should consider the possible future changes associated with fire hazard severity zone mapping, as well as identify and better understand these areas and the ramifications associated with evacuation.

The City of Antioch has identified a variety of evacuation routes to be used during a potential hazard event. The two primary routes out of the city are CA SR-4 and CA SR-160, allowing for evacuation to the east/ west and north/ south. Deer Valley Rd, Lone Tree Way, Hillcrest Ave, and Contra Loma Blvd, act as north/south collectors for these state routes. East 18 th St, James Donlon Blvd, and West 10 th St/Pittsburg Antioch Hwy act as east/west collectors. These routes may be changed during an evacuation, depending on the specific nature of the emergency. Figure 11-9 identifies the primary routes potentially used for evacuation purposes during a hazard event. While these are used as a general guide for future events, actual routes designated for evacuation purposes will be identified by the City based on real-world parameters and information that ensures evacuees are able to adequately travel to a safer location.

11.11.1 Evacuation Objective
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Ensure that Antioch staff, residents, and businesses can effectively respond and evacuate during hazard events.

11.11.2 Evacuation Policies
a. Ensure adequate evacuation capacity and infrastructure is available for existing and new development.
i. Develop Evacuation Master Plan that identifies routes, potential hazard incidents and criteria regarding capacity, safety, and viability.
b. Coordinate with neighboring jurisdictions and Caltrans regarding transportation network constraints and improvements.
c. Ensure all new development and redevelopment projects provide adequate ingress/egress for emergency access and evacuation.
d. Identify and construct additional evacuation routes in areas of high hazard concern or limited circulation, where feasible.
e. Ensure the city’s transportation network allows for effective emergency response and evacuation activities.
f. Develop evacuation standards and metrics for constrained neighborhoods and alternative evacuation plans, where necessary.
g. Monitor changes to hazard conditions and vulnerabilities to ensure the accessibility or viability of evacuation routes in the future.
h. Enhance the city’s existing education and outreach program, “A Citizen Guide to Disaster Preparedness,” with potential evacuation scenarios and the activities that residents and businesses can do to protect their properties and prepare for potential events. i. In areas with inadequate access or without at least two evacuation routes provide adequate mitigation actions to address the deficiencies required by the Fire Code and State law.

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Source: Atlas Planning Solutions, 2022.

City of Antioch Environmental Hazards Element
Figure 11-8
Constrained Parcels and Roadways
Antioch City Limits
Roadways
Constrained Roads
SB 99 Parcels
SB 99 Parcels (Tentative Tract Map)
160
4 4
N
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Figure 11-9
Evacuation Routes
160
4 4
Antioch City Limits
Roadways
Evacuation Routes
Source: Atlas Planning Solutions, 2022.

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EXHIBIT F

RESOURCE MANGEMENT TEXT AMENDMENT
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10.4.1 Biological Resources Objective
Preserve natural streams and habitats
supporting rare and endangered species of
plants and animals.

10.4.2 Biological Resource Policies
a. C
omply with the Federal policy of no net
loss of wetlands through avoidance and
c
lustered development. Where
pr
eservation in place is found not to be
f
easible (such as where a road crossing
c
annot be avoided, or where shore
s
tabilization or creation of shoreline trails
must encroach into riparian habitats),
require 1) on-site replacement of wetland
ar
eas, 2) off-site replacement, or 3)
restoration of degraded wetland areas at a
mi
nimum ratio of one acre of
replacement/restoration for each acre of
i
mpacted onsite habitat, such that the
v
alue of impacted habitat is replaced.
b. Preserve in place and restore existing
w
etlands and riparian resources along the
S
an Joaquin River and other natural
streams in the Planning Area, except
where a need for structural flood
protection is unavoidable.
c. Require appropriate setbacks adjacent to
nat
ural streams to provide adequate buffer
areas ensuring the protection of biological
resources, including sensitive natural
habitat, special-status species habitats
and water quality protection.
d. Through the project approval and
env
ironmental review processes, require
new
development projects to protect
sensitive habitat areas, including, but not
limited to, essential habitat for special-
status animals and plants, oak
woodlands, riparian woodland, vernal
pools, and native grasslands. Ensure the
pr
eservation in place of habitat areas
found to be occupied by state and
f
ederally protected species.
- Require a biological resource
assessment for proposed
development on sites with natural
habitat conditions that may support
special-status species, sensitive
natural communities, or regulated
wetlands and waters; provided
however that if a qualified biologist
determines that past and/or existing
development has eliminated natural
habitat and the potential for presence
of sensitive biological resources and
regulated waters. The assessment
shall be conducted by a qualified
biologist to determine the presence or
absence of any sensitive resources
which could be affected by proposed
development, shall provide an
assessment of the potential impacts,
and shall define measures for
protecting the resource and
surrounding buffer habitat, in
compliance with City policy and State
and federal laws.

The assessment shall include an
analysis of appropriate direct and
indirect impacts associated with the
project and infrastructure or other
development needed to support the
project, such as, but not limited to:
- Inadvertent entrapment or
impingement.
- Permanent and temporary
habitat disturbance,
fragmentation, or loss; and
- Loss or modification of breeding,
nesting, dispersal and foraging
habitat, including vegetation
removal, alteration of soils and
hydrology, and removal of habitat
structural features (e.g., snags,
roosts, rock outcrops,
overhanging banks, etc.).
- Loss of connectivity and/or
obstruction of movement
corridors, fish passage, or
access to water sources and
other core habitat features.
- Decreased ability to reproduce or
reduced reproductive/breeding
success (loss or reduced health
or vigor of eggs or young).

C99
- Interference with list-species
recovery plan(s).
- Permanent and temporary
habitat disturbances associated
with ground disturbance, noise,
lighting, reflection, air pollution,
traffic, or human presence
resultant from the project.
- Direct mortality (aka “take”).
- If impacts to sensitive habitat areas
are unavoidable, appropriate
c
ompensatory mitigation shall be
r
equired off-site within eastern Contra
C
osta County. Such compensatory
mitigation shall be implemented
t
hrough the provisions of a Resource
Mana
gement Plan ("RMP") as
described in Policy 1 0.3.2.e, except
where, in the discretion of t
he
C
ommunity Development Director, an
R
MP is not necessary or appropriate
due t
o certain characteristics of the
s
ite and the project. Among the
f
actors that are relevant to
det
ermining whether an RMP is
necessary or appropriate for a given
pr
oject are the size of the project and
t
he project site, the location of the
pr
oject (e.g., proximity to existing
ur
ban development or open space),
the number and sensitivity of
bi
ological resources and habitats on
t
he project site, and the nature of the
pr
oject (e.g., density and intensity of
development).
- Where preserved habitat areas
occupy areas that would otherwise
be
gr
aded as part of a development
project, facilitate the transfer of
allowable density to other, non-
sensitive portions of the site.
e. Limit uses within preserve
and
w
ilderness areas to resource-dependent
activities and other uses compatible with
the protection of natural habitats (e.g.,
passive recreation and public trails).
f. Through the project review process,
review, permit the removal of healthy,
mature oak trees on a case-by-cas
e
bas
is only where it is necessary to do so.
g. Preserve heritage trees throughout the
P
lanning Area.
h. Within areas adjacent to preserve
hab
itats, require the incorporation of
native vegetation and avoid the
i
ntroduction of invasive species in the
l
andscape plans for new development.
i. Design drainage within urban areas so as
to avoid creating perennial flows withi
n
i ntermittent streams to prevent fish and
bul lfrogs from becoming established
w
ithin a currently intermittent stream.
j. Whenever a biological resources survey
is undertaken to determine the presenc
e
or
absence of a threatened or
endangered species, or of a species of
special concern identified by the U.S.

Fish and Wildlife Service or the Californi
a
D
epartment of Fish and Wildlife Game,
require the survey to follow established
pr
otocols for the species in question prior
to any final determination that the
s
pecies is absent from the site.
k. Avoid nests of native birds when in active
use to ensure compliance with the State
Fish and Game Code and the federal
Migratory Bird Treaty Act when
construction is initiated on development
sites. If initial vegetation removal and
site disturbance can’t be restricted
outside the nesting season (September 1
through January 31), a preconstruction
survey for nesting birds shall be
conducted by a qualified biologists during
the bird nesting season (February 1
through August 31).

Where an active nest is found on the site,
an adequate setback shall be established
around any nest of a native bird species
when it is in active use until the young
have fledged and are no longer
dependent on the nest. The nest setback
distance shall be defined by a qualified
biological consultant with input from the
California Department of Fish and
Wildlife, with the setback zone fenced or
flagged and all construction disturbance
restricted from this zone until the
qualified biologist has confirmed the nest
is no longer in use.

C100
C101
ORDINANCE NO. ____
AN O

RDINANCE OF THE CITY COUNCIL OF THE CITY OF ANTIOCH TO ADOPT

AN AMENDMENT TO THE EAST LONE TREE SPECIFIC PLAN
T
he City Council of the City of Antioch does ordain as follows:

S
ECTION 1:

G
overnment Code Section 65450 et seq. permits a city to adopt a specific plan for the implementation of the general plan for part of the area covered by the general plan;
T
he Antioch City Council adopted the East Lone Tree Specific Plan (“Specific Plan”) for the East Lone Tree Specific Plan Area (“Specific Plan Area”) on June 11, 1996 by Ordinance 921-C-S;
Th
e Specific Plan includes goals and policies related to land use, housing, employment, infrastructure and urban design to fulfill the vision for the Specific Plan Area and establishes uses and development standards for the Specific Plan Area; Th
e Specific Plan includes text and diagrams specifying the distribution, location, and extent of the uses of land within the area covered by the plan, as well as the location, and extent and intensity of major components of infrastructure and other essential facilities located within the Specific Plan Area; Th
e Specific Plan must be amended to implement the 6TH Cycle Antioch Housing Element (“Housing Element”) and support General Plan policies, including for multifamily housing options at a range of household income levels; and Th
e amendments to the Specific Plan (Exhibit A) are consistent with the policies, goals and vision set out in the General Plan.

S
ECTION 2:

The C
ity, as lead agency under the California Environmental Quality Act (“CEQA”), has completed the Housing Element Environmental Impact Report (“EIR”) for the Project, which includes the General Plan Amendments in the project description.

S
ECTION 3:

The P
lanning Commission held a public hearing on January 4, 2023, considered all public comments received, the presentation by City staff, the staff report, and all other pertinent documents regarding the proposed request and adopted Resolution 2023- 04

ATTACHMENT D
D1
recommending that the City Council adopt an Amendment to the East Lone Tree Specific Plan.

S
ECTION 4:

The C
ity Council conducted a public hearing to consider the Housing Element EIR on January 24, 2023.

SECTION 5:

On J
anuary 24, 2023, the Antioch City Council adopted Resolution 2023-xx certifying the Housing Element EIR and adopting CEQA findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program; and Rec
itals and findings from the Antioch City Council adopted Resolution 2023-xx are incorporated by reference.

SECTION 6:

On J
anuary 12, 2023, a public hearing notice was published in the East County Times and posted in three public places pursuant to California Government Code Section 65090 for the City Council on January 24, 2023; and
The Cit
y Council held a public hearing on January 2 4, 2023 to consider amendments to the East Lone Tree Specific Plan, considered all public comments received, the presentation by City staff, the staff report, and all other pertinent documents regarding the proposed request.

S
ECTION 7:

Th
e City Council finds that:

1. The proposed project conforms to the provisions and standards of the General Plan in that the proposed amendments identify appropriate residential uses and densities within the Specific Plan Area.

2. The proposed a mendments are necessary to implement the goals and objectives of the General Plan. The Specific Plan Amendments (Exhibit A) will accommodate higher density multifamily housing to expand housing options and affordability at a range of household income levels, and ensure consistency between the General Plan, Specific Plan, and Zoning Ordinance.

3. The proposed amendments will not be detrimental to the public interest, convenience, and general welfare of the City . The amendments will result in a logical placement of land uses consistent with the overall intent of the Specific Plan and General Plan and facilitate housing development opportunities at a range of income levels and household types.

D2

4. The proposed amendment will not cause environmental damage in that potential effects were analyzed in the EIR prepared for t he Housing Element, Environmental Hazards and Resource Management Elements and the associated Specific Plan and Zoning amendments and either found to be less than significant with mitigations or acceptable pursuant to a Statement of Overriding Conditions.

5. The proposed amendment will not require changes to or modifications of any other plans that the City Council adopted before the date of this resolution.

SECTION 8:

This ordinance shall take effect and be enforced thirty (30) days from and after the date of its adoption and shall be published once within fifteen (15) days upon passage and adoption in a newspaper of general circulation printed and published in the City of Antioch.

* * * * * * *

I HEREBY CERTIFY that the forgoing ordinance was introduced and adopted at a regular meeting of the City Council of the City of Antioch, held on the 24th of January, 2023, and passed and adopted at a regular meeting thereof, held on the ____ of _________, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

_____________________________________
LAMAR A. THORPE

MAYOR OF THE CITY OF ANTIOCH
ATTEST:

_________________________________

ELIZABETH HOUSEHOLDER

CITY CLERK OF THE CITY OF ANTIOCH

D3

EXHIBIT A

SPECIFIC PLAN AMENDMENTS

D4
EX

HIBIT A

SPECIFIC PLAN AMENDMENTS

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L 0 N E T RE E
C I F I C p L A N
VOLUME 1
CITY OF ANTIOCH ADOPTED MAY 1996
D6
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TABLE OF CONTENTS
VOLUME 1
l. Introduction

1.1 Site Description

1.2 Relationship to General Plan

1.3 Relationship to Zoning

1.4 Planned Projects

2. Urban Design Concept

3. Land Use

3.1 Land Use Program

3.2 Relationship to Zoning

3.3 Land Use Districts

1.4 Sill', 1-fpight & Dl'nsily Crileric1

3.5 Special Provisions

4. Open Space

4.1 Ridgetop Open Space & Trail

4.2 Antioch Creek Open Space & Trail

4.3 Lindsey Basin Recreation Area

4.4 Neighborhood Park

4.5 School

5. Circulation

5.1 Route 4 Bypass

5.2 Trails

5.3 Roadways and Gateways: West

5.3.1 Laurel Road

5.3.2 Lone Tree Way

5.3.3 Canada Valley Road

5.3.4 Country Hills Drive

5.3.5 Other Collectors

5.3.6 5.3.7

5.3.8 5.3.9
Residential Streets
Residential Gateways
Laurel Gateway
Lone Tree Gateway

5.4 Roadways and Gateways: East

5.4.1 Sunset Drive

5.4.2 Laurel Road

5.4.3 Lone Tree Way

5.4.4 Employment Center Streets

5.4.5 Sunset Gateways

6. Infrastructure

7. 6.1

6.2 6.3
Water Treatment & Distribution
Wastewater Treatment & Sewers
Gas, Electricity, Telephone & Cable
Public Services

7.1 Police

7.2 Fire

7.3 !'arks

7.4 Schools

8. Design Standards

8.1 Single Family Residential

8.2 Multifamily Residential

8.3 Community Retail

8.4 Employment

8.5 Regional Retail

8.6 Employment Retail

8.7 School & Public Facilities
VOLUME 2

9. Specific Plan Administration

10. Specific Plan Phasing and Timing
Appendices
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1 INTRODUCTION
This Specific Plan for the East Lone Tree Specific Plan Area (ELTA) in Antioch, California provides a comprehensive set of plans, design standards, public improvements, and implementation progrnms, to ensure the orderly development of ELTA in conformance with the City of Antioch General Plan and other adopted policies.

The City of Antioch adopts this Specific Plan pursuant to procedures set forth in Article 8, Sections 65450 through 65457 of the California Government Code. These provisions require that a Specific Plan must be consistent with the adopted General Plan of the jurisdiction within which the Specific Plan is located, and that all zoning regulations, subdivisions, and public works projects within the Specific Plan area must be consistent with the Specific Plan.

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INTRODUCTION 1-2

1.1 SITE DESCRIPTION
ELTA is comprised of roughly 800 acres at the southeast corner of the City of Antioch. It is bounded by Lone Tree Way on the south; Empire Ave and the SP railroad on the east; the Contra Costa Canal on the north; and existing residential subdivisions to the west.

The northwest portion of ELTA consists of low rolling hills, ·with a flat plain along the eastern and southern edges (Fig 1.0). The hilly portion is bisected by a ridgeli.ne, with elevations 100-175' above U1e plain; it offers views of both Mt Diablo to the south­ west and the San Joaquin River Delta to the northeast.

Unincorporated agricultural lands abut ELTA to the south and east. To the northeast lies a mix of agricultural and low-densi­ ty residential uses at the periphery of the unincorporated com­ munity of Oakley .

Land use within ELTA is almost entirely agricultural, with a few farm residences. The flat plain and lower hills are used for orchards and row crops; the upper hills have been used for grazing and hay production. An operations center and storage tanks for the Oakley and Contra Costa Water Districts are locat­ ed at the northwest corner of the site, and a PG&E pipeline ease­ ment runs along its entire western border.

Antioch Creek, an improved flood channel, runs through EL TA and empties into Lindsey Detention Basin at the northeast cor­ ner. The county plans to relocate and enlarge both the creek and the basin in conjunction with other infrastructure improvements in ELTA.

Lands to the west and north are within the Antioch city limits.

The entire western border of ELTA is abutted by approved resi­ dential subdivisions, consisting of detached homes on lots aver­ aging 5 u/a. Some are already compll'll'd; olhl'rs arl' prl'Sl'nlly under construction.

Figure 1.0. Existing topogrnphy.

D9
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--
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- - LAUREL ROAD
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Figure I. I. Existing p,1rcelization .

LONE TREE
I
rti i ~i U·
I
I
-.

WAY
IN l'l((tllUL I lllN 1- :1
These subdivisions not only establish the land use context along the western boundary of ELTA, but also fix the entry points of roads (Laurel Rd, Canada Valley Rd, Country Hills Dr) which serve ELTA from the west. They include two open space reserves which abut ELTA, and influence the location and configuration of open space within ELTA itself. A future elementary school site has also been designated near the southwest corner of ELTA (Fig. 1.1).

Lands to the south and east of ELT A are unincorporated and are therefore subject to the county General Plan. Most of the land south of ELTA is desig­ nated agricultural, with the parcels around the southeast corner designated for very low density residences(~ 0.9 u/a). The remaining segment of the ELTA eastern border adjoins lands designated for low (1.0-2.9 u/a) to high (5.0-7.2 u/a) density single family residences.

1.2 RELATIONSHIP TO GENERAL PLAN
This Specific Plan is consistent with the Antioch General Plan, and, in partic­ ular, with the goal of creating a more balanced community in terms of resi­ dential and employment uses. The General Plan states:
lELTA] should be developed for employment-generating uses ... While some residential uses are merited in the more hilly western area, the majority of land should be set aside for future suburban type business parks that encompass major offices and light industrial uses developed in accordance with high design standards .

The General Plan identifies a new employment center as the primary land use in ELT A, and this goal is supported by other, more general policies for employment development.

South of Highway 4 ... light industrial uses are not encouraged unless these are of very low intensity ... The emphasis souU1 of Highway 4 should be on administrative offices and researd1 and development.' This Specific Plan utilizes ilie Employment designation for all land devoted to employment uses within ELTA. This flexible designation allows a wide range of office, research and light industrial uses, and includes stringent design standards.

D10
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1.3 RELATIONSHIP TO ZONING
The provisions llf Section 3, Land Use and Section 8, Design Standards in this Specific Plan supersede Zoning Ordinance Sections Cl, C.2, C.3, C.4a, C.4b, and C.5 for development within ELTA. Zoning Ordinance Sections C.4c, C.6, C.7, and Section D in its entirety, remain in force for ELT A, and are incorporated herein by reference.

Tl,c specific proccd11n:s for sec11ri11x devdop111e11t npprovnls 1111der this Specific Pim, ,,re described i11 Seclio11 9, /111ple111e11/11lio11.

1.4 PLANNED PROJECTS
There are several major public works projects already underway in ELTA, which strongly influence both the timing and nature of its future development. • ROUTE 4 BYPASS. The proposed Route 4 Bypass is key to the future of EL TA, and is so recognized in the Antioch General Plan. The city has long envisioned ELTA as a major employment center; however, this goal depends on the access the proposed Bypass would provide. The General Plan slates:

Premature encouragement of urbanization in this area could result in suboptimal development of land .. .The development of this area is largely dependent on the Route 4 Bypass.

The Roule 4 Bypass is planned ultimately as a 4-lane expressway, with a 250' right-of-way . Grade -separated interchanges would occur at Laurel Road and at Lone Tree Way. The Laurel interchange would be a partial cloverleaf; the Lone Tree interchange is planned as a spread diamond interchange, with room to expand to a partial cloverleaf should traffic warrant it in the future.

The ti.ming of the 4-lane expressway is tmcertain, but it would not occur until funds are also lo available to construct a complete interchange with Roule 4. As an interim phase , a 2-lane expressway, with at-grade inter­ sections and a partial interchange at Route 4, may be built within the Bypass right-of-way. (Seclio11 5, Cirwlnlio11)
The Route 4 Bypass shall not be part of any private toll road . - ---,
INTROLJUCTIClN 1-4
• OTHER ROADS. The General Plan indicates Laurel Rliad as a future artni ­ al from Hillcrest Road to the eastern boundary of EL T J\. and beyond .

The route includes bridges over the expressway and the SP railroad tracks. Lone Tree Way is plaimed to be widened from two to six lanes west of the Bypass, and from two to four lanes east of the Bypass . Also proposed, but not shown in the General Plan, is Sunset Drive, a new arterial through the employment center proposed in this Specific Plan. (Sectio11 5, Circ11lnlio11)
• FLOOD CONTROL. In anticipation of future development in ELTA, the county has prepared plans to realign the creek and to increase the capacity of both the creek and its detention basin.

The new creek would occupy a right-of-way of ±180'. Under normal conditions, only the 40' wide low-flow channel would contain waler; the channel may meander within the right-of-way to create a 'natural' look.

The balance of the creekway may be landscaped and utilized for paths, trails and open space.

The county has prepared a preliminary concept study of the proposed new detention basin. Under normal conditions, most of the basin would be usable for playfields and other nclive recreation. The rnncept study reserves a ±9 acre site at the southeast corner of the property as the future site of a county judicial center, and another ±6 acre site along the northern edge of the property for a future office project .

The design implications of the proposed creek and detention basin are presented in Seclio11 4, Ope11 Spnce .
• Los VAQUEROS PIPELINE. The future pipeline from Los Vaqueros Reservoir will run along the east side of the Bypass right-of-way . The pipeline requires an easement 125' wide; the surface above the pipeline may be utilized for other compatible uses, such as open space or surface parking, but not for structures which would interfere with service access to the pipeline .

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2 URBAN DESIGN CONCEPT
This Specific Plan is based upon a comprehensive
urban design concept for ELTA as a whole. The ele­
ments of this urban design concept are described in
detail in the following sections:

SECTION 3:

SECTION 4:

SECTION 5:

SECTION 8:

LAND USE
O1'EN SPACE

CIRCULATION

DESIGN STANDARDS
There are, however, several larger ideas which run
through all these elements, and provide the 'frame­
work' for the design concept.

2.1 OPEN SPACE SYSTEM
Open spaces are far more valuable as public ameni ­
ties when they offer a variety of experiences. EL TA
has been designed around a continuous system of for­
mal and naturnl open spaces , including nctive p.irks
and playfields as well as trails along the creek and the central ridge. These open spaces - particularly the
central ridge - also serve as 'formgivers' to help define and impart character to individual districts, as encour­ aged in the General Plan .

The Ridgetop Open Space, and the design standards
which protect views from the trail along the ridge,
support the General Plan goal to preserve signifirnnt
views of both Mt Diablo and the San Joaquin Rivl'r.

Tlw nl'w /\nlind1 C'n•l·k is dl'signl'd lo s1•rv1• 1wl 11nlv a:; a visual and recreational resource in it:; own right, but also to provide ELT J\ residents nnd workl.'rs with a trail link east to the Lindsey 13asin playfields and
west to Prewett Family Park.

Figure 2.0. Illustrative concept
(landscaping shown on major roadways only) .

D12
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EL TA
A key feature of the ELTA open space system is the network of bike and pedestrian trails that link the open spaces to each other and to surrounding neighborhoods. The trails also provide safe car-free routes for children lo get to and from parks, schools, and playfields .

2.2 ROUTE 4 BYPASS
The Roule 4 Bypass runs along the base of the hills, and splits ELTA into two distinct parts : the flat employment center to the east, and the hilly residential areas to the west. As described in Seclio11 5, Circ11/atio11 the Bypass is envi­ sioned as a tree-lined parkway framed by open space: Antioch Creek on the east and an open space buffer on the west. The median and both sides of the broad 250' right of way will be generously landscaped with a 'California' mix of native and other climate-suited plants.

2.3 EMPLOYMENT CENTER
'The ELTA employment center is envisioned as a campus-like environment with a mix of large and small employers (Fig 2.1). In order to achieve and maintain its status as a desirable business address, development projects within the center must reflect high standards of design and workmanship.

Figure 2.1 . Employment Center.
~
- rJ _..,
URBAN DESIGN CONCEP T 2-2
Given the relatively low intensity of land use, and the likely predominance of low, conservatively designed buildings, the landscape is just as important as architecture in establishing the image and identity of the center. Two fea­ tures of the landscape are particularly important. Sunset Drive, a new arteri­ al will be generously planted with formal rows of side and median trees, and special landscaped entry features at the north and south ends of the employment center . Antioch Creek serves as both a visual buffer from the Bypass and a recreational amenity for employment center workers.

A key element of the employment center is the retail cluster located at its heart (Fig 2.2): this is the place for the restaurants and service providers that the employment center requires to function . It also provides a sense of iden­ tity, vitality, and urbanity to what is otherwise envisioned as a low, spread­ out campus of largely internalized workplaces .

This retail cluster is also the location for a proposed commuter rail station along the existing Southern Pacific tracks. The Bay Area Rapid Transit District is exploring this and other existing tracks for diesel service to link outlying areas to the BART system. Rail service would be a significant advantage in marketing the ELTA employment center to research and devel­ opment firms and other firms with strong ties to the inn~r Eastbay.

Figure 2.2. Employment retnil clusll'r nt mil station.

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EL TA

2.4 STREETS
A visitor's first image, positive or negative, of a community is provided by the view from the street. Even longtime residents assess the health and quality of their community primarily by what they see from the street. Since the visual quality of streets plays such an important role in community image, good design is crucial to the community's long-term success.

The Specific Plan includes detailed design and landscape specifications for each type of street within ELT A. Common to all these, however, are emphases on the importance of landscape in creating identity and a sense of place, and on the importance of the pedestrian in community life. (Fig 2.3).

Figure 2.3. Typical residential street.
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URBAN DESIGN CONCEPT 2-3

2.5 RESIDENTIAL AREAS
The residential community west of the Bypass is planned around the open space framework defined by the hills and the creek. These features not only provide visual and recreational amenity, but also help create distinct identi­ ties for individual residential districts.

Distinctive identities are also encouraged by the design standards. The stan­ dards address not only the quality of design and materials, but also varia­ tions in form and style, preservation of views and key natural landforms, and the creation of secure, pedestrian-friendly streets (Fig 2.4).

While the residential areas of ELTA conform to lhe General !'Ian goal to maintain and enhance the predominance of single-family residences in Antioch, they also include a healthy mix of housing types and retnil services.

Sites for multifamily residential and community retail are located at the two 'gateways' to the residential districts, at Laurel and at Lone Tree. The single­ family districts themselves are envisioned as a mix of denser, more rectilin­ ear blocks on the lower flatlands, with larger lots on curvilinear roads on the upland slopes.

Figure 2.4. Typical single-family neighborhood .

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c--i r7 ---. ----, -

LAND USE
The primary physical determinants of the Land Use Plan
are the existing topogr aphy and the proposed Route 4
Bypass. The eastern portion of ELTA is a flat plain, while the western portion consists of gently rolling hills; the Expressway runs along the eastern base of the hills and divides ELTA into two distinct subareas. While the flat eastern portion is suitable for employment and retail uses requiring level sites and large floor plates, the hilly west­ ern portion is more suited to residential and other more flexible land use types.

The Land Use Plan supports the Genernl Plan go.ii of a
new employment center as the primary land use in ELT A.

At the heart of the employment center is a retail nucleus of restaurants, convenience shops and service providers, to lend a sense of vitality and urbanity to what is otherwise a low, spread-out campus of largely internalized workplaces.

The Plan also strongly encourages a commuter rail station along the existing SP tracks, to link the employment center via BART to the inner East bay.

The Land Use Plan includes up to 3 sites for regional retail development at the north and south ends of the employ­
ment center. The prime sit<' at lhC' inlersC'dinn of Lorw Tree Way and the Roule 4 Uypass is rCSl'r\'l'd lor rq;ion,rl retail only; the other two sites may be developed as either regional retail or employment.

The western portion of ELTA continues the land-use pat­ tern of southeast Antioch, with most of the land devoted to detached homes at 4-6 units per acre. A continuous
system of parks, natural open spaces and trails winds
through these residential districts. The 'gateways' to the residential districts at Laurel and Lone Tree include more intensively developed sites for community retail and mul­ tifamily residential.
tlo r1:: MAP ,¾AS i"OO\l \APDITTE X) l �
2C:03 6£.N�L. ?�'-\.

Figure 3.0. Land Use Plan.

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r-7 ----,
L /\NI> LJ s I· 3 - 2

3.1 LAND USE PROGRAM
District Acres
RL LOW DENSITY RESIDENTIAL 135.1
RM MEDIUM-LOW DENSITY RESIDENTIAL 90.6
RH MEDIUM HIGH DENSITY RESIDENTIAL. 15.6
E EMl'LOYMENT ()8.J
CN COMMUNITY RETAIL 23.5
CR REGIONAL RETAIi. 30.2
CR/E REGIONAL RETAIL /EMPLOYMENT 48.1
CE EMPLOYMENT RETAIL 11.4
SSCHOOL 11.3
fp PUBLIC FACILITY 10.7
P PARK 8.0
Ool'EN Sl'ACE 128.1
W WATER DISTRICT LANDS 34.9
Rourn 4 BYPASS 82.5
ARTERIALS & COLLECTORS 50.U
Total 778.5

3.2 RELATIONSHIP TO ZONING
The provisions of Section 3, Land Use and Section 8, Design Standards in this Specific Plan supersede Zoning Ordinance Sections C.1, C.2, C.3, C.4a, C.4b, and C.5 for development within ELT A. Zoning Ordinance Sections C.4c, C.6, C.7, and Section Din its entirety, remain in force for ELTA, and are incorporated herein by reference.

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~ -
l·:1.1'/\

3.3 LAND USE DISTRICTS
All proposed developments within ELTA shall comply with the procedures set forth in Section E.l of the Zoning Ordinance for Plarn1ed Developments.

Each such development shall comply with the land use provisions, design standards, and other elements of this Specific Plan . (See also Sectio11 3.5 for special h111d-11sc provisio11s relali11g lo several of tl,ese districts.) • RL LOW DENSITY RESIDENTIAL & RM MEDIUM-LOW DENSITY RESIDENTIAL. •
•
•
•
Detached single family homes at densities of 2-4 and 4-6 units per acre, respectively. The two districts vary not only in density but also in form.

The lower-density RL district is suitable for gentle slopes and curvilinear streets. The RI-vi district is suitable for more formal, traditional grid lay­ outs on flat land. The intent of the two districts is to encourage a range of housing types and prices, as well as more variety in visual character.

RH MEDIUM HIGH DENSITY RESIDENTIAL. Multifamily residential at 11-20 units per acre. The RH district is envisioned as a mix of garden flats and townhomes, of a scale and character that complements and enhances its single-family neighbors.

E EMl'LOYMENT. A campus-like environment with a mix of large and small employers: offices, research and development, limited industry, and limited warehousing and distribution . Industrial production, fabri­ cation and assembly are encouraged, but the bulk handling and process­ ing of raw materials are prohibited.

In order to nchieve and mnintain its stntus as a desirable business address, development projects within the center must reflect high stnn­ dnrds of design and workmanship . Moreover, given the relatively low intensity of land use, the landscape is as important as architecture in establishing the image and identity of the center.

CN COMMUNITY RETAIL. Supermarket-anchored retail oriented primarily to the day-to-day needs of local residents. Community retail in ELTA is envisioned not merely as a generic strip center, but rather as an integral part of the community, with a scnle and character that complements and enhances its single-family neighbors .

CR REGIONAL RETAIL. Retail serving a larger market, and oriented pri­ marily toward clothing, home products, electronics, and other durable goods. Regional retail and the types of employment envisioned in ELTA ;ire not incompatible; on the contrary, they ;ire quite similar in the inten- •
•
•
----,
sity of land use and the general scale and form of buildings. However, this compatibility depends on well composed and finished buildings, a generously planted landscape, and restrained signage .

CtvE. Whereas the CR site is reserved for regional retail use only, the two CR/E sites may be developed for regional retail or employment.

CE EMPLOYMENT RETAIL. TI1e employment retail district is the place for the restaurants and service providers that the employment Cl'ntl'r requires to function . It also, however, provides a sense of identity, vital­ ity, and urbanity to what is otherwise a low, spread-out campus of largely internalized workplaces. The design of this retail place should create a human-scaled cluster of activity at U1e heart of the campus.

S SCHOOL The S designation indicates the site set aside for a luture ele­ mentary school. A school should be a source of community pride and identity. Not only should its architecture reflect its importance as a civic landmark, but boU1 U1e buildings and grounds should be designed to invite use by the entire community.
• fr runuc FACILITY. The PP designation refers to two specific sites in ELTA: the proposed county judicial center adjacent to Lindsey l.3asi.n, and U1e proposed fire station at Lone Tree and Sand Creek. Both of these facilities occupy prominent sites, and should be designed to reflect their importance as civic landmarks.
•
•
I' l'ARK. The I' designation refers to open sp.1ces improved for activl' uses, such as playgrounds, play fields, and game courts. 0 OPEN SPACE. TI1e O designation refers to open space maintained in a natural condition for passive activities such as hiking, cycling, and infor­ mal picnics. The only exception is Lindsey Basin: its level portions will be improved with playfields and 0U1er active-recreation facilities . • W WATER DISTRICT LANDS. These lands are owned by a water district, and maintained as natural open space, but are otherwise unimproved except for water district-related facilities.

Churches, schools, and similar facilities may be permitted in any district subject to approval of a Use Permit by the Planning Commission . These uses are not subject to the interim-use provisions of Section 3.5.

D17
r7 r--,. r1
EL TA LAND USE 3-4

3.4 SITE, HEIGHT AND DENSITY CRITERIA
Minimum Minimum Maximum Maximum Minimum Minimum Minimum Lot Size Lot Width Height Density Front Yard Side Yard Rear Yard Corner Interior
RL LOW DENSITY RESIDENTIAL 6000 sf 60' (a, c) 35' (d) 4 du/acre 10' (e) 10' 5' (f, g) 20' (h) RM MEDIUM LOW DENSITY RESIDENTIAL 4000 sf 50' (b, c) 35' (d) 6 du/acre 10' (e) 10' 5' (f) 20' (h) ................................................................................................................................................................................................................................................................................................................................................................

RH MEDIUM HIGH DENSITY RESIDENTIAL (i) (i) 35' 20 du/acre 25' 25' 10' 20' •••••••••••••••••••••••••••••••••••••••••••••••••••n••••••••••••••••••••••n••••••••••••••••••••u••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• .. u•••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• E EMPLOYMENT (j) 20,000 sf 100' 80' l.0FAR 20' 20' 10' 1Q' ••••••••••••••••••••••••••••••••••••••••••• .. •••••••••••••••••••••••••••••••••••••••••••••• .. •••••• .. ••••••••••••••••••••••••••••• .. ••••••• .. •••• .. •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••o•••••••••••••••••••••••••••••••••••••••••••••••••• .. •••••••••••••••••••••• CN COMMUNITY RETAIL (i) (i) 35' 0.4FAR 25' 25' 20'
················································································································································································································································--·············································································································· Cl< l<El;fONAI. l~ETAII. (i) (i) 35' 0.4 f./\R 25' 25' Ill' 211' ············································•··············· .. ················································· .. ·············· ................................................................................................................................................................................................................................ .

CE EMPLOYMENT RETAIL (j) (i) (i) 80' l.0FAR O' O' O' 10' ................................................................................................................................................................................................................................................................................................................................................................

S SCHOOL (i) (i) 35' 0.4FAR 25' 25' 10' 20'
................................................................................................................................................................................................................................................................................................................................................................

Fl' l'UULIC FACILITY (i) (i) 45' U.4 FJ\H. 25' 10' 2.0' ................................................................................................................................................................................................................................................................................................................................................................. (a)
(b)
(c)
(d)
(e)
(f)
(g)
For corner lots, the minimum width shall be 65'.

For corner lots, the minimum width shall be 65'.

For lots at the ends of culs-de-sac, the front width may be reduced if the average width of the lot is at least 60'. In no case, however, shall the width at curb face be less than 37'.

The highest point on any home must be at least 10' lower than the elevation of the nearest point on the ridgetop trail (see 8.1.1).

The first story shall be set back at least 10', but no more than 20', from the front property line. The second story shall be set back at least 15' from the front property line (see 8.1.3).

At least 25% of interior lots shall have one side facade set back at least 10', and the other at least 5', from the respective side property lines (see 8.1.3).

All two-story homes on interior lots shall have one side facade set back at least 10', and the other at least 5', from the respective side property lines (see

8.1.3).
(h)
(i)
Residential lots shall be deep enough to accommodate a house plus a flat backyard at least 20' deep for two-story homes, and 15' deep for homes which are largely or entirely one story (see 8.1.3).

Each site with this designation shall be developed as a single project.

While development of each such project may be phased, it shall follow a single master plan for the entire site. Development on any portion of a site shall not be approved until a master plan is approved for the entire site. For the purposes of this provision, the term 'site' shall be defined as one or more contiguous parcels with the same designation, undivided by streets or other public lands.

To the extent intensity of development exceeds that anticipated in the CEQA documents prepared for ELT A, supplemental environmental analysis may be required. ·
D18
Davidon Homes - Park Ridge Subdivision 8846
Addendum to FUA #2 Specific Plan EIR, May 2008
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Source: ELS/Bbasani & Logan and City of Antioch
RL LOW DENSITY RESD>ENTIAL
RM MEDIUM DENSITY RESIDENTlAL
RH MEDJUM HIGH DENSII'Y RESD>El'ITIAL

E EMPLOYMENT
CN COMMUNIIYREfAD.

CR llEGlONAL RErAIL
QuE llEGlONAL RETAlLJEMP!.OYMENT

CE EMPLOYMENTIUITAIL

S SCHOOL
FP PUBLIC FACn.rrY
p PARJC
0 OPEN SPACE

W WATER DISTRICT LANDS
~
0 JOO
East Lone Tree Specific Plan Land Uses
(As Amended 7.26.05)
lOIO
Figure 7: Current Specific Plan Land Use Map
16 D19
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3.5 SrECIAL PROVISIONS
Certain of the districts described in 3.3 are subject to special provisions regarding permitted uses .
•
•
RH MEDIUM HIGH DENSITY RESIDENTIAL. One important factor in the suc­ cess of a new employment center is the availability of housing - particu­ larly rent,il housing - at a reasonable cost. The conversion of multifami­ ly units in ELT A to condominiums could inhibit the growth of the employment center by restricting the availability of housing for moder­ ate-income workers . While developers are encouraged to build multi­ family units to condominium standards, condominium conversions of rental units shall be subject to findings required by the zoning ordinance for such conversions.

CN COMMUNITY RETAIL. The General Plan requires that every retail pro­ ject be subject to a market study by an independent analyst before it may be developed . While the Land Use Plan designates two potential sites for community retail in ELT A, it is unlikely the local market will support both. Not only is the local market limited by ELT A's position at the edge of the urbanized area, but other available sites along Lone Tree Way are more central to the southeast Antioch population.

Because housing diversity is a goal of the City, and because both CN sites in ELTA are also suitable for multifamily residential use, R11 MEDI­ UM HIGH DENSITY RESIDENTIAL is encouraged as an alternate use for either or both CN sites . The redesignation of either or both CN sites to R1-1 is, therefore, determined to be consistent with this Specific Plan, and shall not require an amendment.
• CR REGIONAL RETAIL. The future construction of the Route 4 Bypass and Laurel Road, and the widening of Lone Tree Way, do create the poten­ tial for regional retail development at these two interchanges . However, premature, suboptimal development could destroy this potential, both by precluding the land assembly required for a major regional center, and by degrading the image of the location with low-quality projects.

The 3 sites designated CR or CR/E shall each be developed as a single project. While development on a CR or CR/ E site may be phased, it shall follow a single master plan for the entire site. Development on any por­ tion of a CR or CR/E site shall not be approved until a master plan is approved for the entire site.
r---, r7 --,
LAND USE 3-5
Given that it may be several years before the lfoute 4 Bypass and/or Sunset Drive are constructed, interim uses may be located in the CR or CR/E designations . Interim uses are defined as those which c1re short term in nature, and which do not clearly fit the land use districts as defined in section 3.3. Sud1 interim uses would be subject to use permit approval by the Planning Commission, and all required use permit find­ ings must be made. In addition, the following criteria must be met:
0 The use must be determined to be short term in nature, with the duration of the use being tied to the estimated timing for construc­ tion of the Route 4 Bypass and/or Sunset Drive .
0 Guarantees must be included to ensure the removal of the use at the time specified in the use permit.
0 The level of capital investment must be consistent with the short­ term nature of the use.
• CE EMPLOYMENT RETAIL. While the concept of a retail 'heart' for the employment center is both desirable and necessary, the buildout of the employment center is expected to take many years. Both the timing and the size of the demand for retail services in the employment center are, therefore, unknown. In order to allow full utilization of this site, a mix of employment and retail uses is permitted, as long as retail uses front on Sunset, or on a central plaza visible from Sunset, and a public pedes­ trian link through the site to U1e future rail station is maintained. • S SCHOOL The school district may determine the designc1ted site in ELTA is not required to meet its program needs . In this event, the school site shall be redesignated RL LOW DENSITY RESIDENTIAL. • Fr PUBLIC FACILITY. Similarly, the county and/or the fire district may also decide not to pursue their respective projects in ELT A. In this event, the judicial center site on Sunset Drive shall be redesignated E EMPLOYMENT, and the fire station site on Lone Tree Way shall be redesig­ nated RH MEDIUM HIGH DENSITY RESIDENTIAL.
• ROUTE 4 BYPASS. In the event the Bypass is not constructed, and is removed from the General Plan and for purposes of right of way acqui­ sition, consistent with policies as established by the East Contra Costa County Regional Fee & Finance Authority, the underlying land now designated as Bypass right of way shall be considered for the same use as adjacent parcels, subject to approval by the Planning Commission.

D20
r-
4 Trail
Creek & Trail -·---
Key viewpoint
---
II -· - ' ·--' I
Figure 4.0. Open Space Plan .

CJ r--:

OPEN SPACE
Open spaces are far more valuable as public amenities
when they offer a variety of experiences. ELT A has been designed around a system of formal and natural open
spaces, including active parks and playfields as well as creek ilnd ridgetop trails . These open spaces - particul,uly the central ridge - also serve as 'formgivers ' to help define and impart character to individual districts, as encouraged in the General Plan .

Tlw Ridgetop Opl'll Sp.in•, ,md tlw dl'sign standards which protect views from the Ridgetop View Trail, support the general plan policy to preserve significant views of both Mt Diablo and the San Joaquin River.

A key element of the open space plan is a system of bike and pedestrian trails that links the open spaces to each other and to surrounding neighborhoods, as well as to other regional trails. The trails also provide safe off-road routes for chil­ dren to get to and from the park, the elementary schools, and the playfields at Lindsey Basin .

The open spaces along the western border of ELTA are
located to coincide with similar open spaces in adjacent sub­ divisions.

D21
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ELTA

4.1 RIDGETOP OPEN SPACE & TRAIL
The western portion of ELTA is bisected by a ridge with elevations 100-175' above the plain to the south and cast. This ridge affords unobstructed views of Mt Diablo and its foothills lo the southwest, the San Joaguin River delta to the northeast, and the agricultural lands to the southeast.

This ridgetop is an important open space resource to the entire city for two reasons. First, it is one of very few locations in the city where Antioch resi­ dents can perceive the 'place' of the city within its larger environmental con­ text. Antioch is not simply another anonymous suburban community; in fact, it has a unique physical setting with enormous potential for sensitive, n•sponsible growth. J·lowl'Vl'r, Antioch citizl'ns must lw abll' lo perceive and appreci,1le this selling in order lo make better civic decisions. The ridgctop trail in ELTA is a scenic asset of potential value lo the entire city, and should be retained for public access.

The ridgetop is not, however, particularly suited to recreational pursuits other than hiking and viewing. Its dimensions should therefore be limited to a width adeguate to ensure unobstructed views from the ridge to key points of interest.
• GRADING. Within a 60' wide transition zone along the perimeter of the open space, contour grading may be utilized to round the edge of the cut slope and blend into the adjacent natural landform (Fig 4.la).

However, most of the grade change from the pad to the open space shall be taken up within the residential lot itself.
t
I
I

J TRANSITION I
RESIDENTIAL LOT------rlr-- ZONE 60' rl
,, N : EXSTG GRADE -l
~ /' 1
~2-e~o·
I ~
~
I
figure -I.I . Typic,1I gr,1di11g, Ridgetop Open Sp.ice.

UNDISTURBED

OPEN SPACE
r--, c-7 ,--, _ ,
OPEN SPACE 4-2
No grading may occur in the open space except within the transition zone. The only exception to this rule shall be to ,1llow transit inn gr,1ding to extend beyond the 60' zone in limited circumstances where um1sual topographic conditions exist. Such exceptions shall be dl'lermirwd c,lSl' by case, and shall be designed to produce a finish condition that resem­ bles natural landforms.

Where a street, rather than lots, abuts open sp,1ee, the 60' transit ion znne shall be measured from the right of way line. /\gain, only limited con­ tour grading may occur within the transition zone.
• THAii .. 'lhe ridgclop bike and pedestrian lr,1il itself sh.ill follow till' ridgt', and shall link the key viewpoints shown in Fig 4.0. ·n1e trail shall consist of a 6' wide all-weather paved surface. Culverts shall be installed where trails traverse drainage swales .
• LANDSCAPE. Planting, and the restoration of disturbed areas, shall con­ form to the City of Antioch guidelines for Class 111 lnndscapes. The landscape shall include clustered plantings of Coast Live Oak and California Buckeye seedlings at an average rnte of SU per acre; plantings shall be concentrated in concave areas of slopes In simulntc naturnl con­ ditions, and to not interfere with views from key viewpoints. • ADJACENT DEVELOPMENT. Where residential lots back up to open space, the grade transition at the open space boundary shall have a slope no greater than 2:1. The residential pad shall be no more than 20' lower than the elevation at the open space boundary, to ensure the building screens the view of the boundary fence and the slope below it.

Buildings shall not interfere with views from the ridgetop trail. The highest point on any building must be at least HJ' lower than the eleva­ tion of the nearest point on the ridgetop trail. The only exception to this rule shnll be for 'saddle' points along the trail, \,vhere the trail intersects roads. Buildings may project into the views from these 'saddle' points, established bnsed on review of the preliminary gr,1din~ plan .

D22
.---,, r-: c-: r-,
E LT A

4.2 ANTIOCH CREEK OPEN SPACE & TRAIL
Antioch Creek, an improved flood channel, runs through ELTA and empties into Lindsey Detention Basin. In anticipation of development in ELTA, the County Flood Control District plans to realign the creek, and to increase the capacity uf buth the creek and its detention basin, in conjunction with other ELTA infrastructure improvements .

The reconstructed Antioch CrPek has the potential to he a significilnt visual and n•cn•,1tional n·sou1n• for ELTA, given its gl'ncrous din1l'nsions. The flat flood plain on either side of the channel can accommodate paths and trails, as well as compact recreational features such as picnic areas in selected loca­ tions. The creek banks shall be landscaped with native riparian plants, in order to enhance the creek's role not only as a recreational and visual ameni­ ty, but ,1lso ,is ,1 h,1bit,1t for wetl,rnds species .

The reconstruction of Antioch Creek shall follow the alignment shown in Fig

4.0, and shall conform to the City of Antioch Creek Development Policy. •
•
SECTION. The new creek shall occupy a right-of-way of ±180'. Under normal conditions, only the 40' wide low-flow channel will contain water . The channel shall meander within the flood plain in broad, irreg­ ular curves to simulate natural streams (Fig 4.2a). The slopes from the flood plain up to the right-of-way boundary shall be no greater than 3:1, and shall be contoured to resemble undulating, natural landforms.

TRAIL. l11e trail along Antioch Creek shall accommodate both pedestrians and bicycles . It shall have a concrete paved width of 8', and slrnll be designed with gradients suitable for bicycles. A 2' zone on each side of the trail shall be kept clear of hazardous obstructions.
180' TYP
5J,c VAR!ESW/TOPO 35' TYP 14' 12'
~~~ ~:~:,'
Figure 4.2. Typical section, Antioch Creek Open Space {landscape not shown) . c:-, -
0 I' E N S 1' A L" I' •I - '.l
As described more extensively in Section 5.1, it is very desirable that the Antioch Creek Trail continue under the Route 4 Bypass, in order to pro­ vide a continuous, dedicated bicycle route from thl' residl•nti.1I ,Hens of southeast Antioch to the new employment center and the LindsL'Y 11,isin recreation area.
• LANOSCAl'E. The City shall work with the FCD to L'nsun• tlw n•construc­ tion of Antioch Crel·k rl'flects the principles of llw City of Antioch <.'n•L·k IJevelopment l'olicy.
•
The Creek Development Policy requires that trees within the Antioch Creek Open Space shall be planted at a ratio of c1t least 100 trees per 1000 line.ir feet of channel. All trees sh.ill be nntive specit'S (or cornpntihle naturalized species other than eucalyptus), and shall be at least 5 gal in size; at least 50% shall be at least 15 gnl in size . A greater percentage of 15 gal trees may be required in certain areas prone to vandalism.

Automated irrigation shall be required for tree establishment.

ADJACENT DEVELOPMENT. The Design Standards in Sections 8.3, 8.4 and

8.5 include specific site design provisions for retnil and employment sites that abut Antioch Creek.

Co1111111111ity Re/nil and Rcgionnl Re/nil sites which abut Antioch Creek are required to incorporate public plazas along the creek frontnge, in order to break up the 'wall' of retail facades; to provide views into the creek from these active spaces; and to provide access to the creek tr.iii. Service areas shall be designed so they are screened from Antioch Creek E111ploy111e11/ parcels are required to
present an attractive appearance
when viewed from Antioch
Creek. Parking lots shall be gen­
erously lnndscaped, and service
areas sha II be screened from
Antioch Creek. Public access
from Sunset Drive to the creek
must occur at intl'rv,1ls nf ,1pprox­
irnatl'ly HOO'.

D23
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EL TA

4.3 LINDSEY BASIN RECREATION AREA
The county has prepared a concept study of the proposed new detention basin. Under normal conditions, most of the basin will be usable for play­ fields and other active recreation. The concept study reserved a ±9 acre site at the southeast corner as the future site of a county judicial center, and another ±6 acre site along the northern edge for a future office project.

The basin itself will be improved and utilized for turf playfields and other active-recreation facilities, such as hardcourts for· tennis, basketball, roller hockey, etc. The recreational potential of the basin is particularly important with respect to after-dark uses such as adult softball leagues; the lights and noise can mt1kc such uses unaccept;:ible in quiet residential areas. Lindsey Basin offers a site for these uses which is isolated from sensitive receptors.

Moreover, a l;:irge percentage of the users of such a facility are adults and adolescents, who are mobile enough to use ;:i site more remote from residen­ tial areas.

TI1e specific layout and mix of facilities to be constructed in Lindsey Basin shall be determined jointly by U1e County and City . In general, however, improve- lJ c:-; -0 I' E N S I' /\ C E 4 - 4
ments shall be limited to those which can withstand periodic inundation, or which can be placed above the flood level.
• TRAIL The Antioch Creek Trail shall continue as a lnop ;:iround the perimeter of the playfields, in order to provide a continuous exercise route fnr employment center workers and other users.
• LANDSCAPE. Turf shall be limited to the playfield surfaces, in order to mini­ mize maintenance and water use. Turf and other plants shall be carefully selected to minimize maintenance, ;:ind ensure their surviv;:il during peri­ ods when the basin is inundated.

TI1e riparian character of the low flow channel and inner flood pbin shall continue through the Lindsey Basin., and sh;:ill be l;:indsrnpecl to the same standards as the Antioch Creek Open Space . TI1e slopes around Lhe basin perimeter shall be landscaped in U1e same marn1er as the side slopes of the Antioch Creek Open Space (see 4.2).
• ADJACENT DEVELOl'I\IENT. Development on
both adjacent parcels shall present an attrac­
tive appearance when viewed from public
areas within the basin. P;:irking lots sh;:ill be
generously landscaped, and service nre,1s
shall not be visible from public are;:is within
the basin .

Parking for the judicial center sh;:ill be ;:iv;:iil­
able to users of the rccreiltinn facilities dur­
ing nonwork hours; a bicycle/pedestrian
trail shall link this parking to the playfields.

Figure 4.3. Concept Pl.in, Lindsey B.1sin
Recreation Are.i .

D24
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EL TA

4.4 NEIGHBORHOOD PARK
The ELTA Land Use Plan includes 3 active-recreation facilities: the Neighborhood Park; the School; and the Lindsey Basin Playfields. An exist­ ing Neighborhood Park lies just west of ELT A on Vista Grande Drive.

The general plan requires developers to dedicate a 'reasonable' amount of land as open space; the growth management element prescribes a standard of 5 acres of parks per 1,000 residents. The City interprets this standard as being limited to active parks; no parks credit is granted for unimproved nat­ ural reserves or other types of open space. The Neighborhood Park includes a mix of flat and hilly land; parks credit shall only be granted for those por­ tions of the site suitnble for pnrk usage.

The mix of residential development described in Section 3, Land Use would yield about 3700 residents, and would reqtiire at least 18 acres of active parks. The Neighborhood Park, at roughly 8 acres, meets this need in con­ junction with Lindsey l3asin. Park fees collected will be utilized to improve the Neighborhood Park, with some fees also available for Lindsey Basin. l'igurc -1..J. Concept Pl.in, Neighborhood P.uk.
0 I' E N 5 t' i\ C E -I - 5
• GRADING. The Park includes both a broad, flat meadow suitable for active recreation, and an existing hill; the summit of the hill is the south­ ernmost viewpoint along the Ridgetop Trail. The gentle eastern slope of the hill provides a place to sit, relax, and observe the activil y on the meadow.

Grading at the interface of the hill and residenlinl parcels shall conform to the design stnndards prescribed in sections 4.2 nnd 8.1.1. • TRAIL The Ridgetop Trail shall continue through the hill summit nnd down into the meadow. The parking lots and rest rooms for the l'.uk shnll double as the south trailhead for the Ridgetop Trail.

However, it is also very important to provide convenient pedestrian access to the Park from residential districts to the south. The road sys­ tem south of the Park shall include at least one continuous, direct pedes­ trian route through these districts to the park, in roughly the alignment shown in Fig 4.0. This route may be in the form of a residential sidewalk (landscaped as prescribed in 5.3.6), a dedicated pedestrian trail, or some combination of both.
• LANDSCAPE. The meadow shall be planted primarily with turf . Clusters of native shrubs and trees shall be used to frame and shade activity-spe­ cific areas such as pk1ygrounds, picnic and barbecue areas, game courts, and parking lots.

The hill shall be landscaped lo the same standards as the Ridgetop Open Spnce (see 4.1). The landscape shall undergo a gradu.il, graceful tr,msi­ lion as it moves down the hill's e.istern slope, from the natural character of the hill to the more formal character of the meadow . • ADJACENT DEVELOPMENT. Residential development adjacent to the hill shall conform to the same design standards prescribed in 4.2 and 8.1.1.

The meadow portion of the Park shall be surrounded on 3 sides by resi­ dential streets, as shown in Fig 4.4. Homes on all 3 street frontages shall face and observe the Park. No side or rear facades of homes slrnll face the Park.

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ELTA

4.5 SCHOOL
A site for a future elementary school is located at the north end of ELTA.

The site is somewhat larger than the typical 10 acre site, for two reasons.

First, the undulating topography requires more lc1nd to provide c1dequc1te space for hardcourl and playfields . Second, while its students arc its first priority, the school is also pl,rnncd to be a recreational amenity for the com­ munity .

As explained in Section 7, EL TA lies partly in each of two school districts.

The projected number of students al full buildnul would support one, but not two, elementary schools. The most probable scenario is that the district boundaries will be adjusted to include the entire ELT A within one district; at this point, the Antioch Unified School District would seem the more likely service provider. 13ased on preliminary conversations with AUSD, the pro­ pusl'd sill' is ,1 good urn• willi n•spt•1·I 111 its l11ngl1•rm projt•cliuns, and is ad1•­ qu,1tdy sep.ir,11L•d lrnm the existing future school site just west of ELTJ\.

Figure 4.5. Concept Plan, Elementary School.
r-J C7 r-:i r7 .---., _...,
O PE N S P A CE 4-6
• GRADING. While some 'benching' of the site is required to create flat spaces for hardcourts and playfields, transition slopes shall not exceed 3:1, and shc1II be contoured to resemble nntural lc1ndfnrms.

Crnding shall be designed lo create a graceful lr,111silion from lhl' schuul site to the hill adjacent to the east. Within a 60' wide transition zone along the perimeter of the open space, contour grading may be utilized to round the edge of the cut slope and blend into the adjc1cent 11c1turnl land form, as described in 4.·1.
• TRAIL. The Ridgetop Trnil provides pedestrian access to the school from residential districts to the south.
• LANDSCAPE. Turf shc1II be limited to the playfil•ld surfaces, in order lo 111i11i111i,1• 111,1i11l1•11,1111·1• i111d w,,h•r 11s1•. <. 'lush•rs nr 11aliv1• slir11lis ;111d ln·,·s shall be used selectively to frame nctivity-specific c1reas such c1s play structures, game courts, seating areas and pnrking lots.

Transition slopes within the school grounds shall be lnndsrnped as pre­ scribed in the City of Antioch guidelines for class II lc1ndsrnpes; but those guidelines shall be adapted as required to maintc1in the visibility and security of the school grounds.

Given the existing topography, it is likely the plc1yfields will be locnted along the northern edge of the site, with a tall perimeter fence for the safety of both children and drivers on Laurel Road. The northern edge of the site shall be heavily landscaped with class II trees and shrubs In screen the view of the fence from the road, as well as to help mitigate wind and noise ·.

The hill adjacent to the east shall be landscaped to the same standards as the Ridgetop Open Space (see 4.1). The landscape shall undergo a grnd­ ual, graceful transition as it moves down the hill's western slope, from the natural character of the hill to the more formal character of the school grounds.

D26
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CIRCULATION
A visitor's first image, positive or negative, of a community is provided by the view from the street. Even longtime resi­ dents assess the health and quality of their community pri­ marily by what they see from the street. Since the visual quality of streets plays such an important role in community imagl', good d1•sign is crucial lo llw com1111111ily's long -l1•rn1 success .

The single most important element in the circulation system for ELTA is the Route 4 Bypass, which links ELTA to State Route 4 and the population centers to the west. However, the plan also incorporates several other major circulation improvements:

Lone Tree Way will be widened from two to six lanes west of the Bypass, and from two to four lilnes east of the Bypass. /\ lll'W four-lanl' sq~nwnl of Laurl'I l{oad will lw n1nslruclt•d lo link lhl' prl'Sl'nl wesll'rn lerminus nl'ar I lilkre~l with tlw l'ilSll'rn ll'rminus nl'.ir llw SI' lr,Kks.

A new four-lane arterial, Sunset Drive, will be constructed as the primary auto access into and through lhe employ­ ment center.

A bicycle/pedestrian trail will be constructed within the Antioch Creek open spilce, bnlh In l'nhance tlw n•crl'alinnill value of lhis open space, and lo providt• safe, car-frl'l' roull'S to Prewett Family Park to the west and to the School ilnd Lindsey Basin to the north.

A new pedestrian trail will be constructed within the
Ridgetop Open Space, both to enhance the recreational
value of this open space, and to provide safe, car-free routes to the community park, the school, and the Delta/DeAnza Regional Trail.

Figure 5.0. Circulation Plan
D27
!'-""'\ r-'j
EL TA

5.1 ROUTE 4 BYPASS
The Route --1 Bypass is planned to be constructed in its first phase as a two­ lane expressway, with at-grade intersections at Laurel Road and at Lone Tree Way. In its second phase, it will be expanded to four lanes, with grade­ separated interchanges at those two intersections. The Laurel Road inter­ ch,rnge is planned as a partial rloverle,1f, the Lone Tree Way interchange as a spre,1d dic1mond interchange, with room to expand to a partial cloverleaf should traffic warrant it in the future.

Funding for the Bypass will come from the East County Regional Transportation Fee and other state and federal sources. Acquisition of the required right of way will be by dedication and fee purchase. The timing of the second phase is uncertain, but it will not be constructed until funds are also available to construct a complete interchange with State Route 4. The Route 4 Bypass shall not be part of any private toll road. • RtGHT or WAY. 250' minimum (Fig 5.la). On the west, the right of way should extend to the right of way for Country Hills Drive (Fig 5.la). • PtmNTAr.1:s. For mos! of its l1·n~lh lhrou~h El.Tl\, lh1· Rypass is bound­ ed on both sides by dedicated open space: /\ntioch Creek and Lindsey B,1sin 1111 the e,1st, and <1 visti.11/acoustic open sp<1ce buffer on the west.

This buffer !>hall be continuous with and part of the Bypass right of way. • LANDSCAPE. The landscape concept for the Bypass must not only work for the first as well as the second phase, it must also work for the inter­ ch,rnges ,1s well ,1s the basic right-of-way.

MEDIAN
r7 :.-,
CIRClll.ATlllN S-2
Right if way. The median and sides of the Route 4 Bypass sh,111 be plant­ ed with a variety of native and other climate-suited trees, shrubs and grasses. While plantings should be informal, the median and both sides shall each include one evergreen canopy tree (min 15 gal), of a single variety with a mature height of at least 40', at .in t1l>cr11:,:c frequl'ncy of al least one per 40 linear feet. The planting shall be designed to create a denser, more formal 'edge' adjacent to the roadway, becoming sparser and more 'natural' and informal as nnc moves Inward the t•d~e of lhl' right of way. This transition in character shall be gradual, not abrupt.

In general, planting within the Bypass right of way shall conform to City of Antioch guidelines for class 2 landscapes, but shall be adapted to the specific visual and environmental conditions of the Bypass. l11terclin11ges. Interchanges shall be landscaped in the same manner as the right of way, with informal clusters of native and other climall'-suil­ ed plants. In the first phase, when interchanges are at grade, the land­ scape treatments along Laurel Road and Lone Tree Way shall continue through lhc inll'rdlilngl'.

In lhe second phase, the 'wide spots' in the right of way al lhe lwo inll'r­ changcs will be occupied by ramps and bridges; but in lhe first phasl' they will simply be large, and very noticeable, gaps in development along the two arterials. These 'gaps' should be approached as urban design opportunities, particularly since it is not known when the grade­ separated interchanges will be constructed.

PHASE 1
114' /\NIIOCI I Figure S. I.1. Typic.,I ~eel inn,
Route 4 Bypnss
(looking north).

CREEK
....-------------------------ROW 250' MIN------------------.,..._ D28
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ELTA
However, while creative landscape treatments are encouraged, 'tempo­ rary' developments within the interchange right of way, such as used car lots or rental storage, are prohibited. Such developments are inherently insubstantial and - being located at major entrance points to the City of Antioch - would degrade the image of the entire City.
• TIUILS. The plilns for the Route 4 Bypass include a bridge over the 118' right of w,1y for the Contra Costa Canal at the north end of ELT A. The bridge would also cross over the proposed Delta/DeAnza Trail pro­ posed by East Bay Regional Parks adjacent to the canal.

The ,wail.1bility of reasonably priced housing, in ELTA and elsewhere in southeast Antioch, is an important advantage in promoting the ELTA employment center as a desirable corporate address. A direct bike/pedestrian link from the residential districts to the employment center, via the Antioch Creek Trail, would significantly enhance this jobs-housing link. The County has prepared a preliminary design for such a trail link; the City should work with the County to ensure this link is implemented as part of the Bypass.

5.2 THAI LS
The locations of trails in EL TA are shown in Figure 5.0. This specific plan includes two types of trails: bicycle/pedestrian trails, suitable for both foot and bike traffic, and pedestrian trails, suitable for pedestrian use only . • Bicycle/pedestrian trails shall have a concrete paved width of 8', and shall be designed with gradients suitable for bicycles. A 2' zone on both sides of the trail shall be clear of hazardous obstructions. • Pedestrian trails shall consist of a 6' wide concrete paved surface.

Culverts shall be installed where pedestrian trails traverse drainage swales.
.---,
-
CIRCU LATION 5-3

5.3 ROADWAYS AND GATEWAYS: WEST
The public realm of streets, parks and open spaces provides the design framework for ELTA. While the open space system described in Section 4 frames and defines the residential districts in the western portion of EL TA, streets are just as important to the experience of place and the quality of life in these districts.

Section 5.3 describes the heirarchy of roildwilys serving the western portion of ELT A. It also includes standards for community and residential 'gate­ ways'. The community gateways at Laurel Road and Lon~ Tree Way are intersections and road segments which serve as the entry portals to the com­ munity. The residential gateways arc inll'l"Sl'Clions that mark till' 1•ntrit•s tu individual residential districts from arteriills or collectors.

Figure 5.3n. Key mnp, western p11rli1111
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EL TA

5.3.1 LAUREL ROAD (WEST OF BYPASS)
From its present terminus west of ELTA, Laurel Road is planned to be extended east to the future Sunset Drive and beyond, with bridges over the Route 4 Bypass and the Southern Pacific tracks . 5.3.1 describes the segment west of the Bypass bridge. 5.3.8 describes the specific landscape treatment for the community gateway at Laurel and Country Hills.
• RIGHT OF WAY. 104' (Fig 5.3c). In general, intersections on arterials and collectors shall be spaced at least 800' apart.

Figure 5.3b. Typical plan detail, Laurel Road west of Route 4 Bypass.

ROW 104'
--
CIR CUL ATION 5--1
• FRONTAGES. Residential lots may not front on Laurel Road . Lots whose sides or rears abut Laurel Road shall incorporate the 15' landscape par­ cel described below, for a total of 27' of landscape and sidewalk on each side of the roadway.
• LANDSCAPE. Except at the Laurel gateway (see 5.3.9 below), Laurel Road west of the Route 4 Bypass shall have an informal, residential character consistent with the existing portion west of FUA2.

Right of way . The median and sides of Laurel Road shall be generously landscaped with a variety of native and other climate-suited trees and shrubs . While plantings should be informal, the median and both sides shall each include one canopy tree (min 15 gal) each 60' on center (Fig

5.3b); they shall be of a single variety with a mature height of at least 30'.

These and the balance of landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes.

Landscape parcel. The landscape parcel shall be dedicated to and main­ tained by the City, and planted with the same mix of trees and shrubs as the right of way . Planting shall be generous but informal (Fig 5.3b). The landscape parcel shall include canopy trees (min 15 gal), of the same variety as in the right of way, at an average frequency of one per 60'.

A solid wall no more than 7' above grade shall be constructed at the resi­ dential edge of the landscape parcel. Berms, shrubs and vines shall be used to reduce perceived scale
and vulnerability to vandalism .

The wall shall preferably be con­
structed of unit masonry. Precast
wall systems shall be considered
case -by-case, but only if they are
at least equal to unit masonry in
visual quality. The wall shall
include articulated pilasters at
ends and at 30-60' on center.
f<igurc 5.:k. Typical Sl'clion, I . .1urel Ro.id Wl!St of Roule 4 Bypass.

Right of way landsrnpe improve­
men ts shall coincide with road
construction. Landscape parcel
improvements shall coincide with
grnding of the residential lots.

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ELTA

5.3.2 LONE TREE WAY (WEST OF BYl'ASS)
Lone Tree Way, presently a two-lane road, is planned to be widened to six lanes to the west and four lanes to the east of the Route 4 Bypass. 5.3.2 describes the segment west of the Bypass. 5.3.10 describes the specific treat­ ment for the community gateway at Lone Tree and Canada Valley. • RIGHT or- WAY. 110' (Fig 5.3d). In general, intersections on arterials and colll•ctnrs sh,111 bl' spaced at least 800' apart.
• FRONTAGES. Lone Tree Way defines the southern boundary of the City of Antioch; the south frontage of Lone Tree Way is unincorporated, but is currently within Brentwood's sphere of influence.
• LANDSCAPE. Whereas a more informal landscape style fits the curvy, res­ idential character of Laurel Road, the straight alignment and more inten­ sive development along Lone Tree Way require a more formal, urban l,rndscape. In order to create a landscape with a scale and density to match the width of this roadway, the front setbacks of properties facing Lone Tree Way shall be planted to complement and reinforce the right of way planting, as described below.

ROW 110'
lJ r, c-J c--1 c-:-:1 --, ----, ~
CIRCULATION 5-5
Rig!,t cf way. Each side shall have a row of rnnopy trees (min 15 gal) spaced at regular intervals of 30' on center, planted in a continuous bed (Fig 5.3d). The canopy trees shall be of a single variety with a mature height of at least 30'. These and the balance of landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes.

The median shall have two rows of canopy trees (min 15 gal), of the same variety, and each spaced at regular intervals of 30' on center. The two rows shall be offset by half this interval, to create a double row of alternately spaced trees (Fig 5.3d).

Setbacks fronting the north side of Lone Tree Way shall include a second row of canopy trees (min 15 gal), of the same variety, and spaced at the same interval, as the row within the right of way. The row of trees with­ in the setback shall be offset by half this interval, to create a double row of alternately spaced trees framing the public path (Fig 5.3d).

The parcels on the south side of Lone Tree Way are outside the city lim­ its. However, given the importance of Lone Tree Way as an entrance to the city, the City of Antioch should strongly encourage the County and the City of Brentwood to require those parcels, when developed, to be planted in a manner similar to that required for the north side setbacks, in order to create a coherent, symmetrical landscape treatment for this wide arterial.

Right of way landscape improve­
ments shall coincide with road con­
struction. Setback landscape
improvements shall coincide with
development of those parcels. All
the landscilpl' imprnVl'llll'nls shall
comply with City of Antioch guide­
lines for class I landscapes.

Figure 5.3d. Typical section, Lone Tree Way west of Route 4 Bypass.

D31
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ELT A

5.3.3 CANADA VALLEY ROAD
Both Canada Valley Road and Country Hills Drive (see 5.3.4) are extensions of existing two-lane collectors which terminate near the western boundary of EL TA. While the primary role of the collectors is to move traffic from resi­ dential streets to arterials, they should comfortably accommodate bikes and pedestrians as well as cars.

Section 5.3.10 describes the specific landscape treatment for the community gateway at Canada Valley Road and Lone Tree Way.
~~! ,. ~ 12' 8' 6'
ROW64' LANDSCAPEPARCEL!.._J
Figure 5.3e. Typical section, Canada Valley Road.

SIDEWALK ,...__ ____ 30· ----'I,.

Figure 5.3f. Typical plan detail, Canada Valley Road
.---, r, ,--, --, --,
CIRCULATION 5-6
• RIGHT OF WAY. 64', plus a 6' landscape parcel on each side where the right of way abuts residential lots (Fig 5.3e), for a total of 18' of land­ scape and sidewalk on each side. In general, intersections on arterials and collectors shall be spaced at least 800' apart.

From Antioch Creek south to Lone Tree Way, the right of way shall widen from 64' to 80' in order to accommodate a 16' central median. • FRONTAGES. Residential lots may not front on collectors . Lots whose side or back property lines abut collectors shall incorporate the residen­ tial landscape parcel described below .
• LANDSCAPE. Each side (and the median) shall have a row of canopy trees (min 15 gal) spaced at regular intervals of 30' on center, planted in a con­ tinuous bed (Fig 5.3f). These landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes.

Landscape parcel. A second row of canopy trees (min 15 gal)of the same variety, and spaced at the same regular interval, as the right of way trees. The landscape parcel trees shall be offset by half this interval, to create a double row of alternately spaced trees framing the public path (Fig 5.3f). These landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes. The landscape parcel shall be dedicated to and maintained by the City.

A solid wall no greater than 7' in height above grade shall be construct­ ed at the residential edge of the landscape parcel. Berms, shrubs and vines shall be used to reduce perceived scale and vulnerability to van­ dalism. The wall shall preferably be constructed of unit masonry .

Precast wall systems shall be considered case-by-case, but only if they are at least equal to unit masonry in visual quality. The wall shall include articulated pilasters at ends and at intervals 30-60' on center Right of way landscape improvements shall coincide with road con­ struction . Landscape parcel improvements shall coincide with grading of the residential lots.

Lo11e Tree Gateway. Canada Valley Road from Antioch Creek south to Lone Tree Way shall be landscaped as described in 5.3.10.

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ELTA

5.3.4 COUNTRY HILLS DRIVE
For most of its length, Country Hills is abutted on one side by residential lots and on the other by open space. However, a consistent landscape treat­ ment - a double row of alternately space trees on each side - shall be main­ tained nlong the entire length of Country Hills Drive.
• RIGI-IT OF WAY. 64-66', plus a 6' landscape parcel on each side where the right of way abuts residential lots (Figs 5.3g - 5.3h). In general, intersec ­ tions on arterials and collectors shall be spaced at least 800' apart. •
•
West of Canada Valley Road, the right of way shall be 80', in order to accommodate a 16' center median and match the existing Country Hills Drive (Fig 5.3g). Where the right of way abuts the retail parcels near Laurel Road, the right of way shall be 82', in order to accommodate a 16' center median and the bicycle/pedestrian path shown in Fig 5.3h.

FRONTAGES. Residential lots may not front on collectors . Lots whose side or back property lines abut collectors shall incorporate the 6' resi­ dential landscape parcel described in 5.3.3.

LANDSCAPE. Each side (and the median) shall have a row of canopy trees (min 15 gal) spaced at regular intervals of 30' on center, planted in a i:::::J -
.----,
CIRCULATION 5-7
ROW80'
Figure 5.3g. Typical section, Country Hills Drive (west of Canada Valley Road). continuous bed (Fig 5.3f). These landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes.

Ope11 spaces shall include a second row of canopy trees (min 15 gal), of the same variety and spaced at the same regular interval as the right of way trees. This second row shall be offset by half this interval, to create a double row of alternately spaced trees framing the public path (Fig

5.3f) . These landscape
improvements shall comply
with City guidelines for
class 1 landscapes.

Figure 5.3h. Typical section, Country Hills Drive (section north of Antioch Creek and south of community retail).

The open space lying
between Country Hills
Drive and the Bypass shall
not exceed 3:1 in slope, and
shall be graded and land­
scaped to resemble nc1tural
landforms. The top of the
slope shall lw lwrnwd .1s
relp1ired lo nwC'l Cl'1ll'r,1I
I 'Ian noisl' sland,trds. <. )pl'n
space planting shall comply
with City guidelines for
class 2 landscapes .

D33
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ELT A

5.3.5 OTHER COLLECTORS
The only other collectors in the western portion of ELTA are two short seg­ ments which flank the community retail site on Country Hills Drive near Laurel Road. These shall be designed with the same 64' right of way and section as shown in Fig 5.3e.

Figure 5.3i. Typic,11 pl.in dct,1il, residentinl street.

ROW56 '
Figure 5.3j. Typical section, residential street.
,---, ----,
CIRCULATION 5-8

5.3.6 RESIDENTIAL STREETS
All streets west of the Route 4 13ypass ,wt designated in Fig 5.1 as arterials ur collectors shall be designed as residential streets.

The Antioch standard right of way for residential streets is 56'. However, the streets often seem much wider, and more inhospitable to pedestrians, because the roadway and sidewalk are designed as a continuous expanse of pavement with monolithic curbs and sidewalks.

In EL TA, all residential streets shall utilize planting beds and canopy trees lo frame the sidewalk and separate it from the roadway; provide shade and reduce glare; and impart a more 'human' scale to the street. • RIGHT OF WAY. 56' (Fig 5.3j).
• FRONTAGES. 11,e frontages of residential streets shall consist entirely of residential front and corner side yards; no rear lot lines shall foce resi­ dential streets .
• CURD RADIUS. 20' standard.
• LANDSCAPE. Each side shall have a row of cnnopy trees (min 15 gal) spaced at regular intervals at le,1st 20' but no greater than 30' on center.

The trees shall be planted in beds with a net width of at least 4'6"'. The beds shall be located to accommodate driveways as well as a paved 'landing zone' for curbside parking at least 10' wide (Fig 5.3i).

The beds shall be planted with a durable ground cover that requires minimal maintenance, and is compatible with the trees with respect to soil and water conditions. The landing zone shall be paved with bricks, pavers, or other material that contrasts with the sidewalk. These areas shall be maintained by property owners, and the subdivision CC&Rs shall be written to ensure adequate maintenance occurs.

Landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes.

D34
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EL TA

RIDGETOP
OPEN
SPACE
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CIRCULATION 5-9

5.3.7 RESIDENTIAL GATEWAYS
Distinctive entrances to individual residential districts shall be created at each arterial or collector intersection that leads to a residential district. • Residential gateways along a road shall be designed with a balance of harmony and variety. Individual gateways along a roadway may vary in design, but shall draw from a common vocabulary of forms and m,1tcric1ls .. • Plant materials shall differ in scale, texture and color from the ro,1dw.iy lamlsrnpl', and should ind11d1• s111111• f111w1•ring pl.mis. • The wall at the edge of the residential landscape parcel shall terminate in a graceful way at the residential gateway.
• The gateways shall be adequately dimensioned so they rL•,1d as .1 IJ'LIL' entry way, not merely as an undevelopable 'leftover' space.

5.3.8 LAUREL GATEWAY
In contrast to the more formal composition of buildings and landscnpe .it Lone Tree Way, the gateway at Laurel Road and Country Hills Drive shall convey a more informal, residential image.
• The intersection of Laurel and Country Hills shall incorporate a land­ sc,11wd g,1IL'W,1y fl'alllrl' with ,1 radius of 125', l'l'llll'rl'd 1111 llw i11h•rs1·1·­ tion (Fig 5.3k). No buildings may project into this radius. • The gateway feature shall be designed with a mix of plant materials .ind built clements (walls, portnls, trellis), combined lo crl',1lc ,1 dislinclivt• entrance to southeast Antioch.
• A single, unified design shall be prepared for all four comers of the gate­ way, and its approval shall precede or coincide with approvals lo devel­ op any of the 3 abutting privately owned parcels.
• Construction of gatew.iy improvements on /10/11 corners west of Country Hills Drive (and the county right of way) shall precede or coincide with development of eillter corner parcel. Construction of gnleway improve­ ments on both corners east of Country Hills Drive shall coincide with construction of the grade separated interchange at the Byp.iss.

See also Sections 8.2 t111ti 8.3 for design st1111d11rds ji1r /111ildi11gsfro11tiug 011 tl,c g11liw11ys.

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5.3.9 LONE TREE GATEWAY
A distinctive entrance to the residential districts of ELTA shall be created alnng Canada Valley Rnad from Lone Tree Way to Antioch Creek, through thl! deliberate, formal composition of landscape and buildings (Fig 5.3m). • Thl' Ll"l'l'k crossing ovl'r Antioch Crel'k shall be designed as a major visu- al amenity.

Railings shall be designed to complement the architectural character of the residential areas, and shall include symbolic, lanterned portals at both ends. Pedestrian-scale lighting shall be integrated with the crossing design.
• Perimeter landscaping on private sites shall reinforce the character of the public realm.

Setbacks along the gateway frontages of retail and multifamily parcels shall include a row of trees, spaced at the same interval as lhe sired trees in the public right-of wuy. The on-site trees shall be offset by half the interval, to create a double row of alternately spaced trees framing the public sidewalk.

Sec also Sccfio11s 8.2 mid 8.3 for design s/a11dards for b11ildi11gs fro11ti11g 011 the gateways. r-, .--,
CIRCULATION 5-10

5.4 ROADWAYS AND GATEWAYS: EAST
The streets and public landscape of the employment center will largely define its identity and character. Sunset Drive serves as the 'spine' of the employment center, and will provide the entrance experience for nl'ilrly every visitor. 130th the north and south gateways to the center, then'fnn', must strongly convey an image of quality and prosperity, and help l'Stablish the employment center as a distinctive, and desirable, address.

Section 5.4 describes the heirarchy of roadways serving the eastern portion of ELTA. It also includes standards for the north and south 'gateways' to the employment center.

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