Agenda packet — Concord City Council, January 7, 2025 (part 3 of 3)

I'm sure there is a need for affordable housing, the focus right now appears to be Clayton Road, traffic is already getting bad and rush hours are a nightmare. The impact on other city services will obviously be negatively impacted by placing all your eggs in two baskets so close to one another. Most importantly, it's not fair to the people who are already living here and that you represent.

Tom Hogenmiller
Concord
Sent from my Verizon, Samsung Galaxy smartphone
-------- Original message --------
From: "Ezell, Justin" <[email protected]>
Date: 10/21/24 3:33 PM (GMT-08:00)
To: "Ezell, Justin" <[email protected]>
Subject: Re: Update on the Affirmatively Furthering Fair Housing (AFFH) Program For those of you new to this email distribution list (it has grown to more than 700), please see the below information that was shared last week. I want to share this additional information with you as well:

The list of AFFH program FAQs on the City website has been updated; the following questions and answers have been added:

Why isn't the Cal State University East Bay Campus being considered for the AFFH program? (short answer: it cannot realistically be developed in the next 8 years) What are the consequences of not completing the AFFH program? (there are many, see link) Will businesses be torn down because of this program? (short answer: no) Is the City building Section 8 housing? (short answer: no, the City does not build housing and Section 8 is not a specific type of housing)
Is the City building emergency shelters? (short answer: no, the City does not build emergency shelters and they are not currently allowed in the AFFH study area) How did the City notify the community about this project? (see link) Will higher density housing affect the value of my property? Did the State dictate the study area, number of acres, and units for the AFFH program? How were these determined? (see link)
How do neighboring cities approach AFFH? (see link)
The FAQs are located here: https://www.cityofconcord.org/DocumentCenter/View/11736/FAQs - Justin

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Justin Ezell
Assistant City Manager
1950 Parkside Drive
Concord, CA 94519
(925) 671-3155
[email protected]
From: Ezell, Justin
Sent: Thursday, October 17, 2024 12:57 PM
To: Ezell, Justin <[email protected]>
Subject: Update on the Affirmatively Furthering Fair Housing (AFFH) Program

Dear Stakeholder,
Thank you for your continued interest and participation in the Affirmatively Furthering Fair Housing (AFFH) Program. This email is being sent to 680 individuals who have participated or expressed interest in the program.

As you may know, the AFFH Program is a key component of Concord’s Housing Element, as mandated by the State of California. It commits the City to rezoning at least 20 acres in high- resource neighborhoods to support higher-density multifamily development, allowing up to 60 units per acre. These 20 acres will be distributed across various parcels within the study area .

Last month, we began collecting your feedback on five potential alternatives for meeting the AFFH Program goals. Your input—provided through community meetings, emails, phone calls, and one-on- one discussions—has helped narrow down the list of properties under consideration. Based on the feedback, City staff are recommending the following sites for rezoning:

Site 1: Kmart
Site 2: Clayton Faire (excluding In Shape, Clayton Bowl, and Centre Concord) Site 7: Warehouses behind Trader Joe’s at Treat and Oak Grove Site 8: Palm Lake Apartments (remaining areas that can be developed) The above four sites total 20.77 acres, can accommodate up to 1,200 units, are all located in the high resource areas of the City, and meet the goals of the AFFH program.

Additionally, three alternative sites have been identified as potential options:

Site 3: Staples, CVS, service station, and Burger King parcels Site 16: Vacant lot at Kirker Pass and Myrtle
Site 18: Large residential parcel at Kirker Pass near Allegro Ave You can view the updated map of the recommended and alternative sites here. We encourage you to share your thoughts on the staff's recommended sites by completing this new survey. The results from the previous survey on Alternatives 1-5 are available for review here.

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Lastly, we invite you to participate in one of the upcoming community meetings:

Monday, October 28, 6 p.m. at Centre Concord, 5298 Clayton Road, Concord Wednesday, October 30, 6 p.m. via Zoom. Register here.

Thank you for your valuable contributions to shaping the future of our community. We look forward to your continued engagement.

Please visit www.cityofconcord.org/AFFH for more information.

Kind regards,
- Justin
Justin Ezell
Assistant City Manager
1950 Parkside Drive
Concord, CA 94519
(925) 671-3155
[email protected]

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From: Ezell, Justin
To: "Kristin Diaz"
Subject: RE: Update on the Affirmatively Furthering Fair Housing (AFFH) Program Date: Tuesday, October 22, 2024 1:15:00 PM
Hi Kristin, thank you for the feedback. It will be added to the record. We are doing our best to answer questions and provide information. We look forward to the conversation.

Kind regards,

-Justin

Justin Ezell
Assistant City Manager
City of Concord
(925) 671-3155
[email protected]

From: Kristin Diaz <[email protected]>
Sent: Tuesday, October 22, 2024 10:12 AM
To: Ezell, Justin <[email protected]>
Subject: Re: Update on the Affirmatively Furthering Fair Housing (AFFH) Program

“EXTERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is safe.”

Good morning Mr. Ezell:

I’ve begun reviewing your FAQ attachment below. I am severely disappointed with the response the City lists regarding the impact of high-density housing (HDH) on single- family residences (SFR). In brief, the following is problematic, at best, about your response to this critical question:

1. The City’s responses assume the answer and try to find support for its pre- supposed conclusion;

2. The City’s general commentary claims “it is clear that the construction of The Grant … did not negatively impact the property’s value.” This is not evidence- based and draws a fact-less conclusion which the City’s response then asserts as “truth”;

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3. Each of the “sources” provided are “summarized” by the City with alleged “key” information “highlighted,” which not only eclipses other information listed in the “sources” but also aims to bolster the City’s non-evidence based assertions;

4. The “sources” cited are not impartial. A quick read of the “about us” sections shows the “sources” are clearly advancing certain political and social agendas from a biased prospective;

5. The majority of the “sources” are themselves summaries and not self-contained, scientifically-controlled empirical studies of the question posed by Concordians;

6. All of the “sources” look at a different question than the one posed - that is the “sources” look at low income housing (LIH) NOT high-density housing (HDH).

Thus, they purport to be sources responding to one question when they in fact respond to another.

I am truly insulted that the City would attempt to pass this off as its actual response to a critical FAQ. As a tax paying resident of Concord, I and my fellow Concordians deserve and demand better for our tax dollars.

I fully intend to raise both this question and the City’s failed response at the next public meeting. This question has been asked repeatedly, so the City has had more than ample time to prepare a real response. The City needs to have actual answers at our next public meeting.

Sincerely,

Kristin A. S. Diaz

On Oct 22, 2024, at 2:39ௗAM, Ezell, Justin <[email protected] > wrote:

For those of you new to this email distribution list (it has grown to more than 700), please see the below information that was shared last week. I want to share this additional information with you as well:

The list of AFFH program FAQs on the City website has been updated; the following questions and answers have been added:

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Is the City building Section 8 housing? (short answer: no, the City does not build housing and Section 8 is not a specific type of housing)
Is the City building emergency shelters? (short answer: no, the City does not build emergency shelters and they are not currently allowed in the AFFH study area) How did the City notify the community about this project? (see link) Will higher density housing affect the value of my property? Did the State dictate the study area, number of acres, and units for the AFFH program? How were these determined? (see link)
How do neighboring cities approach AFFH? (see link)
The FAQs are located here: https://www.cityofconcord.org/DocumentCenter/View/11736/FAQs

- Justin

Justin Ezell
Assistant City Manager
1950 Parkside Drive
Concord, CA 94519
(925) 671-3155
[email protected]

From: Ezell, Justin
Sent: Thursday, October 17, 2024 12:57 PM
To: Ezell, Justin <[email protected]>
Subject: Update on the Affirmatively Furthering Fair Housing (AFFH) Program

Site 1: Kmart
Site 2: Clayton Faire (excluding In Shape, Clayton Bowl, and Centre Concord)

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Site 7: Warehouses behind Trader Joe’s at Treat and Oak Grove Site 8: Palm Lake Apartments (remaining areas that can be developed) The above four sites total 20.77 acres, can accommodate up to 1,200 units, are all located in the high resource areas of the City, and meet the goals of the AFFH program.

Additionally, three alternative sites have been identified as potential options:

Lastly, we invite you to participate in one of the upcoming community meetings:

Monday, October 28, 6 p.m. at Centre Concord, 5298 Clayton Road, Concord Wednesday, October 30, 6 p.m. via Zoom. Register here.

Thank you for your valuable contributions to shaping the future of our community. We look forward to your continued engagement.

Please visit www.cityofconcord.org/AFFH for more information.

Kind regards,

- Justin

Justin Ezell
Assistant City Manager
1950 Parkside Drive
Concord, CA 94519
(925) 671-3155
[email protected]

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From: Michael McDermott
To: Ezell, Justin
Subject: Re: Update on the Affirmatively Furthering Fair Housing (AFFH) Program Date: Thursday, October 24, 2024 7:46:28 AM
“EXTERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is safe.”
Hi Justin,
Yikes! It just occurred to me that the description for alternative 3 (Bel Air Shopping Center) in this document and the survey is very problematic:

Site 3: Staples, CVS, service station, and Burger King parcels It is missing a critical bit of information the public needs to have in order to make an informed choice. Alternative 3 would close our only US Post Office in the area! The US post office would never even consider rebuilding in another nearby location.

We have had to defend this post office before when some efficiency expert in Washington had this one on a list for elimination. If I recall, we had to reach out to our congressional representatives to save our post office.

Rezoning would be Washington's excuse to close this office permanently. It would force thousands of our people to drive across town to the only post office left in Concord on Diamond Blvd.

BTW the owners of the Bel Air shopping center are finally taking action to improve it. From what I have heard through the rumor mill they are actively soliciting grocery store chains like Trader Joe’s, Whole Foods, Sprouts, etc. to build out the center of the mall which they just demolished, and invest in major improvements. Let’s not derail this! Please please drop alternative 3 (or scope it down to just the Burger King site) before these meetings next week and perhaps then send out a revised survey after the meetings with the changes. The current survey is really invalid without the information about the Post Office included.

I really do appreciate the rescoping that has already been done by the city. Dropping Bel Air from consideration will get us to good I think!
Thanks!!!
Mike McDermott
[email protected]

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On Oct 21, 2024, at 3:35ௗPM, Ezell, Justin <[email protected]> wrote:

The list of AFFH program FAQs on the City website has been updated; the following questions and answers have been added:

Why isn't the Cal State University East Bay Campus being considered for the AFFH program? (short answer: it cannot realistically be developed in the next 8 years)
What are the consequences of not completing the AFFH program? (there are many, see link)
Will businesses be torn down because of this program? (short answer: no) Is the City building Section 8 housing? (short answer: no, the City does not build housing and Section 8 is not a specific type of housing) Is the City building emergency shelters? (short answer: no, the City does not build emergency shelters and they are not currently allowed in the AFFH study area)
How did the City notify the community about this project? (see link) Will higher density housing affect the value of my property? Did the State dictate the study area, number of acres, and units for the AFFH program? How were these determined? (see link)
How do neighboring cities approach AFFH? (see link)
The FAQs are located here:
https://www.cityofconcord.org/DocumentCenter/View/11736/FAQs - Justin
Justin Ezell
Assistant City Manager
1950 Parkside Drive
Concord, CA 94519
(925) 671-3155
[email protected]
From: Ezell, Justin

Page 363 of 586 ends

Sent: Thursday, October 17, 2024 12:57 PM
To: Ezell, Justin <[email protected]>
Subject: Update on the Affirmatively Furthering Fair Housing (AFFH) Program

As you may know, the AFFH Program is a key component of Concord’s Housing Element, as mandated by the State of California. It commits the City to rezoning at least 20 acres in high-resource neighborhoods to support higher-density multifamily development, allowing up to 60 units per acre. These 20 acres will be distributed across various parcels within the study area
.

Last month, we began collecting your feedback on five potential alternatives for meeting the AFFH Program goals. Your input—provided through community meetings, emails, phone calls, and one-on-one discussions—has helped narrow down the list of properties under consideration. Based on the feedback, City staff are recommending the following sites for rezoning:

Additionally, three alternative sites have been identified as potential options:

Lastly, we invite you to participate in one of the upcoming community meetings:

Monday, October 28, 6 p.m. at Centre Concord, 5298 Clayton Road, Concord Wednesday, October 30, 6 p.m. via Zoom. Register here.

Thank you for your valuable contributions to shaping the future of our community. We

Page 364 of 586 ends

look forward to your continued engagement.

Please visit www.cityofconcord.org/AFFH for more information.

Kind regards,
- Justin
Justin Ezell
Assistant City Manager
1950 Parkside Drive
Concord, CA 94519
(925) 671-3155
[email protected]

Page 365 of 586 ends

From: Ezell, Justin
To: Ezell, Justin
Subject: The City of Concord Invites You to Join a Stakeholder Meeting for the Affirmatively Furthering Fair Housing Project
Date: Monday, October 28, 2024 9:18:24 AM
Dear Concord community partner,

You are invited to attend another stakeholder meeting for the AFFH program.

We want your feedback as we provide an update on the project, including a list of recommended sites being considered for rezoning. An updated map showing the properties currently under consideration is here
.

There are two stakeholder meeting options available:

Tuesday, November 5 at 12 p.m. (Zoom)
Join Zoom Meeting
https://cityofconcord.zoom.us/j/87569970690?pwd=uai9SwaINTiQBcCzNnnnFFmf6upDQO.1 Meeting ID: 875 6997 0690
Passcode: 586731

Wednesday, November 6 at 12 p.m. (Zoom)
Join Zoom Meeting
https://cityofconcord.zoom.us/j/88296148773?pwd=QQIHtzDb8OJ5tWNvvNLcjbbpaetHF3.1 Meeting ID: 882 9614 8773
Passcode: 375886
Thank you,

-Justin

Justin Ezell
Assistant City Manager
City of Concord
(925) 671-3155
[email protected]

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City of Concord Rezoning Project | 1
Affirmatively Furthering Fair
Housing Rezoning Project
El Proyecto de Rezonificación
Promoviendo Afirmativamente la Vivienda Justa
City Council and Planning Commission Study Session
Sesion de Estudio del Ayuntamiento y Comisión de Planificación January 7, 2025
7 de enero de 2025

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City of Concord Rezoning Project | 2
• Provide b ackground on the Project
Proporcionar antecedentes sobre el Proyecto
• Share wha t we heard so far about:

Comparta lo que hemos oído hasta ahora sobre:
• Phase 1: Criteria to select suitable housing
lo
cations
Fase 1: Criterios para seleccionar ubicaciones de vivienda adecuadas
• Phase 2: Five alternatives
Fase 2: Cinco alternativas
• Phase 3: Four sites for consideration
Fase 3: Cuatro sitios a considerar
• Hear feedback and direction on the r ecommended
sites to initiate the preparation of draft General Plan and Development Code amendments and
Environmental Impact Report
Escuchar opiniones y recomendaciones sobre los sitios recomendados para iniciar la preparación de enmiendas al Plan General y al Código de Desarrollo y del Informe de Impacto Ambiental.

Meeting Objectives
Objectivos del Reunion

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City of Concord Rezoning Project | 3
Project Background
Fondo del Proyecto

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City of Concord Rezoning Project | 4
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • State law requires cities to plan for the housing needs of a
ll economic segments of the community by adopting
policies and programs that promote housing
development and remove barriers to affordability
La ley estatal requiere que las ciudades planifiquen las necesidades de vivienda de todos los segmentos económicos de la comunidad adoptando políticas y programas que promuevan el desarrollo de viviendas y eliminen las barreras a la asequibilidad. • The law mandates that cities comply by adopting a
H
ousing Element, updated every eight years, that plans
for the projected housing needs determined by the
Regional Housing Needs Assessment (RHNA)
La ley exige que las ciudades cumplan adoptando un Elemento de Vivienda, que se actualizado cada ocho años, que planifica las necesidades de vivienda proyectadas determinadas por la Evaluación de Necesidades de Vivienda Regional (RHNA).

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City of Concord Rezoning Project | 5
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • AB 686, signed into law in 2018, requires cities to
“
Affirmatively Further Fair Housing” as a part of their
updated Housing Element
La AB 686 (2018) requiere que las ciudades "Promuevan Activamente la Vivienda Justa" como parte de su Elemento de Vivienda actualizado. • Affirmatively Furthering Fair Housing (AFFH), by this new la
w, requires that cities actively promote fair housing and eliminate discrimination, ensuring equal access to
housing opportunities for all
Promover Activamente la Vivienda Justa (AFFH), por ley, exige que las ciudades fomenten la vivienda justa y eliminen la discriminación, garantizando el acceso equitativo a oportunidades de vivienda para todos.

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City of Concord Rezoning Project | 6
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • As part of the Housing Element and AB 686,
the
City was required to conduct an AFFH
analysis on a variety of housing issues. This
analysis identified disparities in access to
opportunities between the central/western
and southeastern portions of the city
• Pursuant to AB 686, the City is required
to
address these disparities (race, income, etc.)
Como parte del Elemento de Vivienda y AB 686, la Ciudad estaba obligada a realizar un análisis de AFFH en una
varieded de temas de vivienda. Esta análisis identifico disparidades en el acceso a oportunidades entre las porciones central y oeste y sureste de la ciudad. De conformidad con AB 686, la ciudad está obligada a abordar estas disparidades.

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City of Concord Rezoning Project | 7
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • Detailed feedback from the State required the
C
ity to create a meaningful program with
geographic targeting to promote housing
mobility and reduce barriers to higher
opportunity and income areas, which guided
the development of this AFFH program
Los comentarios detallados del Estado exigieron a la ciudad crear un programa significativo con enfoque geográfico para promover la movilidad de vivienda y reducir las barreras en áreas de mayores oportunidades e ingresos, lo que guió el desarrollo de este programa AFFH.

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City of Concord Rezoning Project | 8
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) Participantes
Participantes en
la encuesta
Organizaciones
comunitarias
Reuniónes en
persona

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City of Concord Rezoning Project | 9
AFFH Program
Programa de AFFH
Rezone sites to increase multi-family
residential options in moderate- and high-
resource areas as shown in the most recent
CTCAC/HCD Opportunity Maps
Criteria:
• Located within the Project Study Area that
w
as developed using the CTCAC/HCD
Opportunity Maps
• At least 20 acres (in total)
• Maximum density of at least 60 dwelling units
p
er acre
• 1,000 total units
• Strong development potential with access to
i
nfrastructure
• Low potential for displacement of lower-
i
ncome households
Rezonificar sitios para aumentar las opciones
residenciales multifamiliares en áreas de
recursos moderados y altos, como se muestra en
los mapas de oportunidades de CTCAC/HCD más
recientes
Criterios:
• Ubicado dentro del Área de Estudio del
P
royecto que se desarrolló utilizando los
Mapas de Oportunidades de CTCAC/HCD
• Al menos 20 acres (en total)
• Densidad máxima de al menos 60 unidades
de
vivienda por acre
• 1,000 unidades totales
• Potencial de desarrollo fuerte con acceso a
i
nfraestructura.
• Bajo potencial de desplazamiento de
ho
gares de bajos ingresos

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City of Concord Rezoning Project | 10
• Subsidized housing units Unidades de vivienda subsidiada • Rezoning church sites R ezonificación de sitios de iglesias • Rezoning parks/open space Rezonificación de parques/espacios abiertos • Rezoning public p roperties Rezonificación de propiedades públicas • Rezoning school sites Rezonificación de sitios escolares • Naval Weapons Station Estación Naval de Armas
• Cal State University EB Universidad Estatal de California, East Bay Alternative Programs Considered but Not Pursued Due to
Constraints or Greater Impacts
Programas Alternativos Considerados pero No Implementados Debido a Limitaciones o Mayores Impactos

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City of Concord Rezoning Project | 11
Do All Cities Have to Address AFFH?
¿Tienen todas las ciudades que abordar la AFFH?
Yes, all cities must address AFFH requirements
in their Housing Elements. Each city is different,
but many communities need some rezoning to
meet AFFH requirements, include Pleasant Hill,
Walnut Creek, Berkeley, Milpitas, and more.

Sí, todas las ciudades deben abordar los requisitos de la AFFH en sus Elementos de Vivienda. Cada ciudad es diferente, pero muchas comunidades necesitan alguna rezonificación para cumplir con los requisitos de AFFH, como Pleasant Hill, Walnut Creek, Berkeley, Milpitas, y más.

Do all cities have to address AFFH?
Do they have to rezone sites to
meet AFFH requirements?
¿Tienen todas las ciudades que abordar la AFFH?
¿Tienen que modificar la zonificación de terrenos
para cumplir los requisitos de la AFFH?
For more information, visit: https://www.cityofconcord.org/DocumentCenter/View/11736/FAQs Pleasant Hill Housing Element, page 4-15

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City of Concord Rezoning Project | 12
Project Phases
Fases del Proyecto
• Selección de sitios
• Análisis y selección de sitios
• Análisis de viabilidad
• Análisis del impacto fiscal
• Alternativas de rezonificación
• Alternativa de rezonificación
p
referida
• Aviso de preparación
• Descripción del proyecto
• Informe de impacto ambiental
• Respuesta a los comentarios y
MMR
P
• Análisis del transporte
• Mapa del Plan General
• Distritos de zonificación/mapa
YOU
ARE
HERE

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City of Concord Rezoning Project | 13
• 6 c ommunity workshops – 3 in person at Centre
Concord, 3 virtual
6 talleres comunitarios - 3 en persona en Centre Concord, 3 virtualmente • 1 S panish -language workshop at Monument Impact
1 taller comunitaro solamente en Español en Monument Impact • 14 s takeholder and community partner meetings,
including non-profit and service organizations, business organizations, potential site owners, and developers
14 reuniónes con grupos interesados y grupos de la comunidad, incluidas organizaciones sin ánimo de lucro y de servicios, organizaciones empresariales, proprietarios y constructores
• 4 C ity Council Ad Hoc and 1 City Council Meeting
4 reuniónes con el grupo "Ad Hoc" del Ayuntamiento y 1 reunión con el Ayuntamiento
• 3 o nline community surveys
3 encuestas comunitarias
Community Engagement Activities To-Date
Actividades de participación comunitaria hasta la fecha ~3,200
community touchpoints
Puntos de contacto con la comunidad

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City of Concord Rezoning Project | 14
• City News and Activity Guide x3 – a ll postal addresses in city
Guía de noticias y actividades de la ciudad x3 - todas las direcciones postales de la ciudad • Social media posts on N extDoor and Facebook
Publicaciones en las redes sociales NextDoor y Facebook • City e- newsletter sent to 10,000 subscribers
Boletín electrónico de la ciudad enviado a 10,000 suscriptores • Notices to property owners
Avisos a los proprietarios
• Alternatives. 7,000 postal notices within 500 feet of 25 sites
• Sites for Consideration. 7,000 postal notices within
500 feet of 25 sites and 3,000 within 1,000 feet of
the 7 sites
• Tonight’s meeting. 3,000 within 1,000 feet of the 7
s
ites
• Phase 2: A lternativas . 7,000 avisos postales a menos de 500 pies de los sitios • Phase 3: Sitios Bajo Consideracion. 3,000 av isos postales a menos 1,000 pies de los sitios
Notifications
Notificaciones

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City of Concord Rezoning Project | 15
Study Area Development
Desarrollo del Área de Estudio
CA Tax Credit Allocation Committee Opportunity Areas
El Comité de Asignación de Crédito Fiscal de California Áreas de Oportunidades
Racially Concentrated Areas of Affluence
Áreas de Concentración Racial de Afluencia

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City of Concord Rezoning Project | 16
AFFH Program Study Area
Área de Estudio del Programa AFFH

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City of Concord Rezoning Project | 17
Rezoning / Overlay Area
Área de Rezonificación
Total Area = ~6,900 acres
35% of city
Área total = ~6,900 acres
35% de la CiudadStudy Area
Total Area = ~20 acres

0.3% of study area
Área total = ~20 acres

0.3% del área de estudio
Citywide Area Total Area = ~19,600 acres
Área total = ~19,600 acres

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City of Concord Rezoning Project | 18
The Housing Overlay Zone would allow higher density residential uses in addition to base zoning regulations (what’s already allowed) encouraging multifamily and affordable housing development projects. No change to base zoning.

Overlay zones can:
• Share boundaries with the base zone or split zone sites. • Control various factors, including permitted uses, density, and development standards.

De
nsity bonuses can be applied above the housing overlay zone standards.

La clasificación de zona para vivienda superpuesta permitiría usos residenciales de mayor densidad además de la zonificación básica (lo que ya está permitido) fomentando proyectos de desarrollo de viviendas multifamiliares y asequibles. Sin cambios en la zonificación básica.

Las zonas superpuestas pueden:
• Compartir l ímites con la zona base o dividir los emplazamientos de la zona. • Controlar d iversos factores, como los usos permitidos, la densidad y las normas de desarrollo.

Rezoning Approach = Housing Overlay
Enfoque de rezonificación = Clasificación de zona para vivienda superpuesta

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City of Concord Rezoning Project | 19
Examples of the Potential Densities
Ejemplos de Densidades Potenciales
Renaissance Square Phase II
Concord, CA
Density: 65 du/ac
Densidad: 65 du/ac
Height: 4-5 stories
Altura: 4-5 pisos
100 First Street
Los Altos, CA
Density: 50 du/ac
Densidad: 50 du/ac
Height: 3 stories
Altura: 3 pisos
Mabuhay Court
Santa Clara, CA
Density: 55 du/ac
Densidad: 55 du/ac
Height: 4 stories
Altura: 4 pisos

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City of Concord Rezoning Project | 20
• Regularly updated FAQ on website
• https://www.cityofconcord.org/1207/AFFH-
Frequently-Asked-Questions
• Preguntas f recuentes actualizadas periódicamente en el sitio web
Project Frequently Asked Questions
Preguntas frecuentes sobre el proyecto

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City of Concord Rezoning Project | 21
Phase 1: Site Identification
Fase 1: identificación de sitios

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City of Concord Rezoning Project | 22
• Project webpage / Sitio web del proyecto
• https://www.cityofconcord.org/AFFH
• Community Workshops / Talleres Comunitario
• At the Centre Concord on April 22, 2024 /
En la Centre Concord en 22 de abril de 2024
• Virtual on April 25, 2024 / Virtual en 25 de abril de 2024 • Stakeholder Meetings / Reuniónes de Partes Interesadas • 5 meetings / 5 reuniónes
• 21 participants from 17 groups /21 participantes de 17 grupos
• Community Survey / Encuesta Comunitaria
• Open May 5 to May 24 / Abieto 5 de mayo hasta 24 de mayo • 362 participants / participantes
• City Council Meeting / Reunión del consejo municipal
• June 11 / 11 de junio
Community Engagement Activities in Phase 1
Actividades de Participación Comunitaria

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City of Concord Rezoning Project | 23
• Transit access and frequency / Acceso y
frecuencia del tránsito
• Walk access to parks, schools, and
g
rocery stores / Acceso a pie a parques,
escuelas y supermercados
• Building and parcel vacancy / Edificio y
parcela vacante
• Developer interest / Interés del
desarrollador
• Opportunity sites / Sitios de oportunidad
• Parcel size / Tamaño de parcela
• Environmental hazards / Peligros
ambientales
Important Indicators to Selecting Sites
Indicadores Importantes para Seleccionar Sitios

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City of Concord Rezoning Project | 24
• Kmart Site
• CVS and Staples Shopping Center / Centro
commercial con CVS y Staples
• Clayton Faire
• Intersection of Treat Blvd and Oak Grove
R
d / Intersección de Treat Blvd y Oak Grove Rd
• Warehouses behind Trader Joe’s / Almacenes
detrás de Trader Joe's
Potential Sites Identified by the Community
Sitios potenciales identificados por la comunidad

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City of Concord Rezoning Project | 25
Indicators
Indicadores
Parcel Size / Tamaño de Parcela
Existing Use and Zoning /
Uso Existente y Zonificación
6th Cycle Housing Element Sites /
Sitios de Elemento de Vivienda de Sexto Ciclo
Flood Hazard /
Peligro de Inundación
Fault Zone / Zona de Falla
Landslides / Derrumbes
Opportunity Sites /
Sitios de Oportunidad
Transit Access / Acceso de Tránsito
School Access / Acceso a la Escuela
Park Access / Acceso al Parque
Grocery Store Access /
Acceso al Supermercado

ACCESS AND AMENITIES /

ACCESO Y SERVICIOS
Vacant Building or Parcel /
Parcelas y Edificios Vacante
Existing FAR / FAR Existente
Building Age / Edad del Edificio
Improvement to Land Ratio /
Proporción de Terreno a Mejora
Ownership / Propiedad
Potential for Consolidation /
Potencial de Consolidación

EXISTING CONDITIONS /

CONDICIONES EXISTENTE

LAND USE AND ZONING /

USO DEL TERRENO Y ZONAS

ENVIRONMENTAL CONSTRAINTS
/ LIMITACIONES AMBIENTALES

OTHER FACTORS /

OTROS FACTORES
Excluded from analysis
• Single Family Residential
Ne
ighborhoods / Vecindarios
residenciales unifamiliares
• Condominiums / Condominios
• Historic Buildings / Edificios históricos
• Schools / Escuelas
• Open Spaces and Parks / Espacios
abiertos y parques

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City of Concord Rezoning Project | 26
Less Suitable Sites
Sitios Menos Adecuados
More Suitable
Sites
Sitios Más Adecuados
Site Selection Map
Mapa de sitios seleccionados

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City of Concord Rezoning Project | 27
Phase 2: Alternatives
Fase 2: Alternativas

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City of Concord Rezoning Project | 28
• 9/12; 9/17: Stakeholder Meetings (13
a
ttendees)
• Chamber of Commerce
• EBHO
• EBASE
• Hope Solutions
• CSU East Bay
• Raise the Roof Coalition
• 9/16: In Person Workshop (180 attendees)
• 9/19: Virtual Workshop (156 attendees)
• 10/2: Spanish Language Workshop at
Mo
nument Impact (19 attendees)
• Community Survey – La unched 9/19 to
10/11
• 427 survey responses
Community Engagement Activities in Phase 2
Actividades de Participación Comunitaria

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City of Concord Rezoning Project | 29

1. Kmart

2. Clayton Faire

3. Staples, CVS, Auto repair,
Burger King

4. TJ Maxx and other sites /
TJ Maxx y otros sitios

5. Carwash at Matheson and
Clayton / Lavado de coches
en Matheson y Clayton

6. Dental Offices at Treat &
Oak Grove / Consultorios
dentales en Treat y Oak
Grove

7. Warehouses behind
Trader Joe’s / Almacenes
detrás de Trader Joe's

8. Palm Lake Apartment
Homes Infill / Añadir
viviendas al sitio Palm Lake
Apartment

9. Fair Oaks Church / Iglesia
de Fair Oaks

10. Vacant Site at Landana &
Mulberry / Sitio vacío en
Landana y Mulberry

11. Office at Cowell and Treat
/ Oficina en Cowell y Treat

12. Office at Cowell and
Larwin / Oficina en Cowell
y Larwin

13. School at Cowell / Escuela
en Cowell

14. Motel at Willow Pass /
Motel en Willow Pass

15. Garage at Wharton Way /
Garaje en Wharton Way

16. Vacant Site at Kirker Pass
& Myrtle / Sitio vacío en
Kirker Pass y Myrtle

17. Residential Sites at 1454 &
1456 Bel Air Drive / Sitios
residenciales en 1454 y
1456 Bel Air Drive

18. Residential Site at 1539
Kirker Pass / Sitio
residencial en 1539 Kirker
Pass

19. Preschool at Clayton and
Heather / Centro pre
escolar en Clayton y
Heather

20. Gas station and Mini mart
/ Gasolinera y Mini mart

21. Hunan Restaurant /
Restaurante Hunan

22. Strictly to Go Pizza and
Strip Mall / Pizzeria Strictly
To Go y centro comercial
en Clayton

23. Strip Mall at Clayton and
Bailey / Centro commercial
en Clayton y Bailey

24. First Lutheran Church /
Iglesia Luterana en
Concord Blvd

25. Holy Cross Lutheran
Church / Iglesia Luterana
Santa Cruz
Phase 2: All Sites Under Consideration
Todos los sitios anterioremente bajo estudio
23 24
25 14
15 16
20 21
22 1
2 3
10 7
8 9
17 18
19 11
12 13
4 5
6

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City of Concord Rezoning Project | 30
• All sites allow housing
• Densities range from 10
t
o 40 du/ac
• All sites will maintain
the
ir existing zoning
Phase 2: All Sites Under Consideration
Todos los sitios en estudio
23 24
25 14
15 16
20 21
22 1
2 3
10 7
8 9
17 18
19 11
12 13
4 5
6 • Todos l os sitios permiten
viviendas
• Las de nsidades oscilan entre
10 a 40 unidades por acre

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City of Concord Rezoning Project | 31
Phase 2: Alternatives
Alternativas
1: Concentrated Development
on Clayton Road
2: Distributed Development on
Clayton Road and Treat Blvd
3: Distributed Development on
Small Sites
4: High/Highest TCAC Areas +
RCAA
5: High/Highest TCAC Areas +
RCAA (Expanded)

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City of Concord Rezoning Project | 32
Phase 2: Alternatives Summary
Alternativas
#1 Concentrated
Development on
Clayton Road
30%
#2 Distributed
Development on
Clayton Road and
Treat Boulevard
15%
#3 Distributed Development
on Small Sites
10%
#4 High/Highest
TCAC Areas and
RCAA
9%
#5 High/highest
Areas and RCAA
(Expanded)
7%
No Response
29%

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City of Concord Rezoning Project | 33
#1 Concentrated
Development on
Clayton Road
47%
#2 Distributed
Development on
Clayton Road and
Treat Boulevard
21%
#3 Distributed
Development on
Small Sites
15%
#4 High/Highest
TCAC Areas and
RCAA
9%
#5 High/Highest TCAC
Areas and RCAA
(Expanded)
8%
#1 Concentrated
Development on
Clayton Road
12%
#2 Distributed
Development on
Clayton Road and
Treat Boulevard
12%
#3 Distributed
Development on
Small Sites
9%
#4 High/Highest
TCAC Areas and
RCAA
38%
#5 High/Highest
TCAC Areas and
RCAA (Expanded)
29%
Phase 2: Alternatives Summary
Alternativas
Homeowner Renter

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City of Concord Rezoning Project | 34
Why Alternatives 1 and 2?
¿Por qué las alternativas 1 y 2?
"Should help with traffic by
dispersing some
[development] to outlying
areas"
"Clayton Road...has public
transit; this can't be done
without transit"
"It makes sense to have
fewer concentrated areas
sites than more spread
out"
"Clayton Rd has access to
several shops, stores, and
public transportation.

Some of the smaller sites
do not have access to such
things"
"Minimum impact with
minimum sites"

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City of Concord Rezoning Project | 35
Why Alternatives 4 and 5?
¿Por qué las alternativas 4 y 5?
"[These] locations
maximize space and are
close to other amenities"
"I want to see this process
actually impact segregation
and affordability in
Concord"
"Many parcels [should be
made] available since not
all of them will be
developed"
"I want the City to prioritize sites for
rezoning that are actually in segregated or
exclusionary neighborhoods with access to
opportunities and resources as
demonstrated by their designation as
RCAAs or High Resource TCAC Areas"

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City of Concord Rezoning Project | 36
Top Rated Sites
Los sitios mas populares
0% 10% 20% 30% 40% 50%

21. Hunan Restaurant

8. Palm Lake Apartment Homes Infill

23. Strip Mall at Clayton and Bailey

10. Vacant Site at Landana & Mulberry

4. TJ Maxx and other sites

3. Staples, CVS, Auto repair, Burger King

7. Warehouses behind Trader Joe’s

16. Vacant Site at Kirker Pass & Myrtle

14. Motel at Willow Pass

1. Kmart

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City of Concord Rezoning Project | 37
Phase 3: Sites Previously
Considered
Fase 3: Sitios bajo consideración

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City of Concord Rezoning Project | 38
• 10/28: In Person Workshop (190 attendees)
• 10/30: Virtual Workshop (150 attendees)
• Community Survey – Op en 10/16 to 11/8
• 1,620 survey responses
Community Engagement Activities in Phase 3
Actividades de Participación Comunitaria

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City of Concord Rezoning Project | 39
Phase 3: Sites Previously Considered
Fase 3: Sitios bajo consideración
1 2
7 8
Sites for Consideration

1. Kmart

2. Clayton Faire

7. Warehouses behind Trader Joe’s / Almacenes
detrás de Trader Joe’s

8. Palm Lake Apartment Homes Infill / Añadir
viviendas al sitio Palm Lake Apartment
4 # of sites
Número de sitios
20 area in acres
Área total
1,200
up to dwelling units
viviendas

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City of Concord Rezoning Project | 40
All Survey Responses
Todas las respuestas de la encuesta
Responses = 1,620
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton Faire Warehouses behind Trader
Joe's
Palm Lake Apartment
Homes Infill
Dissatisfied / Very DissatisfiedNeutralSatisfied / Very Satisfied Satisfecho / Muy satisfecho Insatisfecho / Muy insatisfecho

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City of Concord Rezoning Project | 41
Resident vs. Non-Resident
Residente v. a no residente
All Responses / Todas las respuestas
Responses = 1,620 (all); 1,400 (Concord residents); 220 (non-Concord residents) 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton
Faire
Warehouses
behind
Trader Joe's
Palm Lake
Apartment
Homes Infill
Dissatisfied / Very DissatisfiedNeutralSatisfied / Very Satisfied 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton
Faire
Warehouses
behind
Trader Joe's
Palm Lake
Apartment
Homes Infill
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton
Faire
Warehouses
behind
Trader Joe's
Palm Lake
Apartment
Homes Infill
Concord Residents Only / Residente de
Concord
Non-Concord Residents / No son
residentes de Concord
Satisfecho / Muy satisfecho Insatisfecho / Muy insatisfecho

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City of Concord Rezoning Project | 42
• 151 IP addresses responded more than
on
ce (531 total responses)
• Most responses came from IP addresses
w
ith <3 or fewer responses (average
household / family size in Concord)
• 151 d irecciones IP respondieron más de una vez (531 respuestas en total)
• La m ayoría de las respuestas proceden de direcciones IP con 3 o menos respuestas (tamaño medio del hogar /
familia en Concord)
Duplicate Responses
Respuestas duplicadas
Dissatisfied / Very Dissatisfied Neutral Satisfied / Very Satisfied 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton Faire Warehouses
behind
Trader Joe's
Palm Lake
Apartment
Homes Infill
Responses = 146
4 IP addresses responded >=17 times
(146 total responses) / 4 direcciones IP
respondieron mas de 17 veces (146 respuestas en
total)
Satisfecho / Muy satisfechoInsatisfecho / Muy insatisfecho

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City of Concord Rezoning Project | 43
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton Faire Warehouses
behind Trader
Joe's
Palm Lake
Apartment
Homes Infill
All Responses vs. Limiting to 3 per IP Address
Todas las respuestas comparadas con la limitación a 3 por dirección IP All Responses / Todas las respuestas
Responses = 1,400 (all); 1,214 (limited to 3)
Dissatisfied / Very Dissatisfied Neutral Satisfied / Very Satisfied 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton Faire Warehouses
behind Trader
Joe's
Palm Lake
Apartment
Homes Infill
Limited to 3 Responses per IP Address /
Limitado a 3 por dirección IP
Satisfecho / Muy satisfechoInsatisfecho / Muy insatisfecho Page 409 of 586 City of Concord Rezoning Project | 44
Alternative Sites

3. Staples, CVS, Auto repair, Burger King

16. Vacant Site at Kirker Pass & Myrtle
(highest rated site)
/ Sitio vacío en Kirker Pass y Myrtle

18. Residential Site at 1539 Kirker Pass / Sitio
residencial en 1539 Kirker Pass
Phase 3: Alternative Sites Previously Considered
Sitios alternativos
16 3
18

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City of Concord Rezoning Project | 45
Options for Consideration
Opciones a considerar

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City of Concord Rezoning Project | 46
Phase 3: Sites for Consideration
Fase 3: Sitios bajo consideración
1 2
7 8
Phase 3: Sites for Consideration

1. Kmart (8 acres)

2. Clayton Faire (4 ac.)

7. Warehouses behind Trader Joe’s (5 ac.) /
Almacenes detrás de Trader Joe’s

8. Palm Lake Apartment Homes Infill (3 ac.) /
Añadir viviendas al sitio Palm Lake Apartment
4 # of sites
Número de sitios
20 area in acres
Área total
1,200
up to dwelling units
viviendas


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City of Concord Rezoning Project | 47
Remaining Sites / Sitios restantes

1. Kmart (8 acres)

2. Clayton Faire (4 ac.)

8. Palm Lake Apartment Homes Infill (3 ac.) /
Añadir viviendas al sitio Palm Lake ApartmentRemove / Remover

7. Warehouses behind
Trader Joe’s (5 ac.) /
Almacenes detrás de
Trader Joe’s
Removing 7. Warehouses behind Trader Joe’s
Quitando 7. Almacenes detrás de Trader Joe's
3 # of sites
Número de sitios
15 area in acres
Área total
900
up to dwelling units
viviendas
Phase 3: Sites for Consideration

1. Kmart (8 acres)

2. Clayton Faire (4 ac.)

7. Warehouses behind Trader Joe’s (5 ac.) /
Almacenes detrás de Trader Joe’s

8. Palm Lake Apartment Homes Infill (3 ac.) /
Añadir viviendas al sitio Palm Lake Apartment
4 # of sites
Número de sitios
20 area in acres
Área total
1,200
up to dwelling units
viviendas
 
 Meets program intent
 Does not meet intent

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City of Concord Rezoning Project | 48
Sites: 1. Kmart
Sitio 1: Kmart
Kmart Site
Clayton Rd. / Ayers Rd.

TCAC: High / Alto RCAA: No / No
Area: ~7.9 acres (of ~13 acres)
Área: ~7.9 acres (de ~13 acres)
Capacity: 310 (existing); 470 (with rezoning @60 du/ac) Capacidad Estimada: 310 (existente), 470 (@60 du/ac)

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City of Concord Rezoning Project | 49
Sites: 2. Clayton Faire
Sitio 2: Clayton Faire
Clayton Faire
Clayton Rd. / Balhan Dr.

TCAC: High / Alto RCAA: No / No
Area: 4 acres (of ~9 acres)
Área: 4 acres (de ~9 acres)
Capacity: 170 (existing); 250 (with rezoning @60 du/ac) Capacidad Estimada: 170 (existente), 250 (@60 du/ac)

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City of Concord Rezoning Project | 50
Sites: 8. Palm Lake Apartment Homes Infill
Sitio 8: Añadir viviendas al sitio Palm Lake Apartment
Palm Lake Apartment Homes Infill
Treat Blvd. / Oak Grove Rd.

TCAC: Highest / Alto RCAA: Yes / Si
Area: 3 acres (of ~13 acres)
Área: 3 acres (de ~13 acres)
Capacity: 300 existing units, 110 additional allowed (existing); 180 (with rezoning @60 du/ac)
Capacidad Estimada: 300 viviendas existentes, 110 adiciones permitas, 180 nuevas (@60 du/ac)

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City of Concord Rezoning Project | 51
Phase 3: All Sites Under Consideration
Todos los sitios en estudio
Sites for Consideration

1. Kmart

2. Clayton Faire

8. Palm Lake
Apartment Homes Infill
/ Añadir viviendas al
sitio Palm Lake
Apartment
Alternative Sites

3. Staples, CVS, Auto
repair, Burger King (in
low resource area)

16. Vacant Site at Kirker
Pass & Myrtle / Sitio
vacío en Kirker Pass y
Myrtle

18. Residential Site at
1539 Kirker Pass / Sitio
residencial en 1539
Kirker Pass
16 1
2 3
8 18

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City of Concord Rezoning Project | 52
Options
Opciones
#A: Add Both Kirker Pass Sites /
Añadir los dos

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill (at 3 ac.)

16. Vacant Site at Kirker Pass & Myrtle (at
1 ac.)

18. Residential Site at 1539 Kirker Pass
(at 1 ac.)

5 # of sites
Número de sitios
18 area in acres
Área total
1,090
up to dwelling units
viviendas
#x: Add Smaller Kirker Pass Site /
Añadir el sitio pequeño

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill (at 3 ac.)

18. Residential Site at 1539 Kirker Pass
(at 1 ac.)
4 # of sites
Número de sitios
16 area in acres
Área total
949
up to dwelling units
viviendas
#B: Add Smaller Kirker Pass Site
and Staples, CVS

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill (at 3 ac.)

18. Residential Site at 1539 Kirker Pass
(at 1 ac.)

3. Staples, CVS, Auto repair, Burger King
(at 10 ac.) - in low resource area
5 # of sites
Número de sitios
26 area in acres
Área total
1,566
up to dwelling units
viviendas
 

Meets program intent
/ Cumple los objetivos del
programa
 Does not meet intent /
No cumple el objetivo

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City of Concord Rezoning Project | 53
Options
Opciones
#C: Increase Palm Lake Area

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill
(at 5 ac.)
3 # of sites
Número de sitios
17 area in acres
Área total
1,019
up to dwelling units
viviendas
#D: Remove Clayton Faire,
Increase Palm Lake Area Further

1. Kmart (at 8 ac.)

8. Palm Lake Apartment Homes Infill
(at 13 ac.)
2 # of sites
Número de sitios
21 area in acres
Área total
1,243
up to dwelling units
viviendas
 

Meets program intent
/ Cumple los objetivos del
programa
 Does not meet intent /
No cumple el objetivo

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City of Concord Rezoning Project | 54
Options
Opciones
#x: Add Larger Kirker Pass Site
/ Añadir el sitio grande

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill
(at 3 ac.)

16. Vacant Site at Kirker Pass &
Myrtle (at 1 ac.)
4 # of sites
Número de sitios
17 area in acres
Área total
1,040
up to dwelling units
viviendas
#x: Add Staples, CVS Site

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill
(at 3 ac.)

3. Staples, CVS, Auto repair, Burger King
(at 10 ac.) - in low resource area
4 # of sites
Número de sitios
25 area in acres
Área total
1,520
up to dwelling units
viviendas


Meets program intent
/ Cumple los objetivos del
programa
 Does not meet intent /
No cumple el objetivo

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City of Concord Rezoning Project | 55
Next Steps and Discussion
Siguientes Pasos y Preguntas

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City of Concord Rezoning Project | 56
Risks for Not Implementing AFFH Program
Riesgos de no aplicar el programa AFFH
Increased emphasis on enforcement by the State
and HCD
Potential risks include:
• Decertifying the City’s Housing Element for
non-compliance. Developers may be able to
bypass local zoning regulations through
“builder’s remedy”
• Loss of funding for infrastructure,
transportation, and housing program
Mayor énfasis en la aplicación de la ley por parte del Estado y el HCD Los riesgos potenciales incluyen:
• La descertificación del Elemento de Vivienda de la Ciudad. Los constructores podrían eludir las normativas locales de zonificación mediante el "remedio del constructor."
• La pérdida de financiación para infraestructuras, transporte y el programa de vivienda.

Are there risks for not
implementing the AFFH Program?
¿Existen riesgos por no realizar el programa de AFFH?
For more information, visit: https://www.cityofconcord.org/DocumentCenter/View/11736/FAQs

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City of Concord Rezoning Project | 57
Release of
Draft EIR for
Public Review
Environmental
Analysis of
Sites
Notice of
Preparation
and Scoping
Meeting
Initiate the
Environmental
Impact Report
Present to City
Council and
Planning
Commission
January 7
Next Steps
Próximos pasos
Presentación al
Ayuntamiento y a la
Comisión de Planificación
el 7 de enero
Iniciar el informe
de impacto
ambiental

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City of Concord Rezoning Project | 58
Provide feedback and direction to staff on sites to
evaluate for possible inclusion in an AFFH overlay zoning district that would allow residential development at a
density of 60-units to the acre, while maintaining the
current zoning for each site—which will require General Plan and Development Code Amendments, and the same
sites would be analyzed in an Environmental Impact
Report prior to future Planning Commission review and
recommendation to Council and future Council decisions.

Brindar retroalimentación y orientación al personal sobre los sitios a evaluar para su posible inclusión en un distrito de zonificación superpuesta AFFH que permitiría el desarrollo residencial a una densidad de 60 unidades por acre, mientras se mantiene la zonificación actual de cada sitio, lo cual requerirá enmiendas al Plan General y al Código de Desarrollo. Los mismos sitios se analizarán en un Informe de Impacto Ambiental antes de la futura revisión y recomendación de la Comisión de Planificación al Consejo, y de las decisiones futuras del Consejo..

Discussion
Discusión

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Benched Agenda Item No.3.a
Attachment 7

Page 1 of 13 ends

Frequently Asked Questions
Updated January 4, 2025

Why must Concord rezone land in high resource areas to meet AFFH goals? When a community prepares its Housing Element, state law requires jurisdictions to analyze the community’s housing needs for all incomes and provide strategies or programs to respond to those housing needs. Assembly Bill 686 expanded these requirements by mandating communities to conduct a comprehensive assessment of fair housing issues, identify contributing factors, and then develop specific policies and actions to actively promote housing integration, address disparities in access to opportunity, and transform racially and ethnically concentrate areas of poverty into areas of opportunity. The results of each community’s assessment will determine the type of actions a jurisdiction may need to take to affirmatively further fair housing (AFFH), such as addressing fair housing barriers, promoting integration, and reducing disparities in access to opportunities. Key strategies to address AFFH include enhancing mobility, increasing affordable housing in high-resource areas, directing funding towards lower resource areas to revitalize communities, and preventing displacement. Mobility refers to enabling disadvantaged individuals to access housing in areas with better opportunities, such as quality schools and jobs.

The City of Concord’s AFFH analysis highlights key findings and conclusions about the city’s evolving demographics and disparities. Over time, Concord has become increasingly diverse, with noticeable integration and rising racial and ethnic diversity, particularly in the central and western areas, which also face higher poverty rates. In contrast, the southeastern portion of the city demonstrates stronger economic, educational, and environmental outcomes, along with a higher concentration of White, higher- income residents. Although the western area offers access to jobs and public transportation, recent home sale prices are unaffordable for many lower-income households, effectively excluding them from higher- resource neighborhoods. Furthermore, the majority of lower-income housing sites identified in the City’s required inventory are located in the central and western areas, while none are situated in the southeastern, higher-resource portion of Concord.

The City addressed revitalization and anti-displacement requirements through increased tenant protections and placed-based programs targeted to the lower resource areas that include public and infrastructure investments, economic development initiatives, workforce support, grant-funded urban greening projects, and community events to support local businesses.

To address the mobility issues and disparities identified in the City’s AFFH analysis, the City must provide greater opportunities for affordable housing in higher resource neighborhoods. When preparing the City’s Housing Element the following programs were considered, but were ultimately not recommended due to possible constraints or larger impacts than the selected program of rezoning 20 acres at 60 dwelling units per acre to create 1,000 new housing units in higher resource neighborhoods:

Subsidizing Housing Units for Lower-Income Households: While mobility could have been pursued through funding to purchase and make homes affordable to lower-income households, this approach was deemed financially infeasible. Concord’s lack of financial resources would have limited the number of homes that could be made affordable, and only through a special tax would the City have been able to meet AFFH goals through a program of this nature.

Church Sites: Churches often hold significant cultural, historical, and/or emotional value. Rezoning them for housing would have likely faced strong opposition from congregants and the surrounding community.

Churches often provide ancillary community services (e.g. childcare) that could be disrupted or lost if the sites are redeveloped. This concept was also captured in a different program in the Housing Element,

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which ended up becoming a new state law; therefore, would not have been meaningful in addressing the identified disparities.

Rezoning Open Spaces/Parks: Parks and open spaces are critical for a higher quality of life and ecological balance, including air quality, stormwater management, and habitat preservation. Losing green spaces can negatively impact public health, mental well-being, and recreational opportunities for residents. Residents would have likely strongly opposed the loss of parks, viewing it as a reduction in their quality of life and amenities.

Public Lands (e.g., Concord Pavilion): Public lands like the Concord Pavilion and Center Concord are used for community events and economic development activities. Rezoning them for housing would limit these public benefits. Residents may view this as a short-term solution that sacrifices long-term community value, which has been demonstrated by the community largely rejecting the inclusion of the Centre Concord site into the City’s AFFH rezoning program. Additionally, some public lands, such as the Concord Pavilion, are deed restricted and cannot be used for activities other than their current use.

School Sites: Repurposing school sites would lead to a reduction in educational resources or space for future population growth. Schools are part of our essential infrastructure and rezoning them may provoke strong opposition from parents and local stakeholders. This concept was also captured in a different program in the Housing Element, which ended up becoming a new state law; therefore, would not have been meaningful in addressing the identified disparities.

Do students within the original school boundary of Clayton Valley Charter High School have to compete with applicants from across the County for admission?
No, this is not accurate. Clayton Valley Charter High School (CVCHS) is legally required to prioritize students residing within its original attendance boundary established at the time of its conversion to a charter school. These students are considered "unassigned" by the Mt. Diablo Unified School District, meaning they have the choice to attend CVCHS or another high school (see the school site locator here). With a capacity of 2,400 students, CVCHS admits students within this original boundary as the first priority.

Siblings of current students and children of CVCHS employees are considered next. Remaining spaces are then opened to applicants from Contra Costa County, followed by the entire state. Once maximum capacity is reached, remaining applicants are entered into a public random drawing and placed on a waitlist in the order drawn. Students are taken from the waitlist as space becomes available. Additionally, existing students are guaranteed re-admission each following school year.

Why isn’t the Cal State University East Bay campus being considered for the AFFH program? The CSU East Bay campus does seem like a promising option for the AFFH program, and if it were ready for development, it could potentially help achieve the program's goals. However, the State is not currently prepared to move forward with the site. Although there is some interest, the property spans nearly 400 acres, which requires extensive study and planning before any development can begin. At this time, there are no active plans or projects to initiate this work.

This situation is similar to the Naval Weapons Station property, where development may take several years to become viable. To comply with AFFH requirements, we need to demonstrate that housing can realistically be developed within the next eight years. Since the CSU property does not meet this timeframe, it cannot be included in the program.

What are the consequences of not completing the AFFH program? While we cannot predict the exact outcomes if the City fails to fulfill the programs in our Housing Element, several potential consequences could arise. The process of working with the California Department of

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Housing and Community Development (HCD) often involves multiple rounds of communication and is not always straightforward. However, here are some possible risks:

• Decertification and "Builder's Remedy"
If the Housing Element is decertified by the State Department of Housing and Community Development ( HCD) for non-compliance, developers will be able to bypass the City’s land use regulations, including zoning, and submit residential projects above and beyond current development standards (i.e. density, height, etc.) or in locations where residential uses are not allowed and the City is required to process those applications under the "builder's remedy" provision. Portola Valley and Norwalk have had their Housing Elements decertified by HCD.

• Legal and Financial Risks
The City could face serious legal and financial consequences, including the loss of and access to essential local, state, and federal funding for affordable housing, transportation, and infrastructure. In 2019, HCD sued Huntington Beach for failing to comply with Housing Element law, putting millions in state funding at risk. The Attorney General for the State of California has stated that Assembly Bill 1893 will ensure that jurisdictions are held accountable to ensure communities are zoning for enough housing, reducing barriers to development and promoting fair housing practices. For more information on HCD enforcement, please review their website, here.

• Recent Legal Precedents
In September 2024, HCD filed a lawsuit against Elk Grove for rejecting an affordable housing project. Attorney General Rob Bonta emphasized the State's stance on enforcement, stating, “California’s housing laws are not optional. Local governments that violate our laws to deny affordable housing opportunities to Californians will be held accountable.” This case highlights how the State may respond to non-compliance with Housing Element requirements. Not only is the State of California holding jurisdictions accountable, third parties have sued and will likely continue to file suit against jurisdictions that have missed deadlines and failed to implement the programs of their Housing Elements. The Contra Costa County jurisdictions of Martinez, Pleasant Hill, Richmond, Pinole, and 8 others within the Bay Area have all been the subject of lawsuits over their lack of compliance with Housing Element law.

• Loss of Authority to Issue Permits
The City could lose its ability to issue any new building permits for construction. A Los Angeles County Superior Court found the City of Beverly Hills lacked compliance with Housing Element law and prohibited Beverly Hills from issuing permits for any new residential renovations, commercial development, or any other construction projects. The ruling was the result of a lawsuit filed against the city accusing the city of skirting state housing laws.

In summary, non-compliance could expose the City to significant risks, including legal actions, loss of state funding, and reduced control over local development. The State has shown a commitment to holding cities accountable for meeting housing obligations, especially during a time when many Californians struggle with housing affordability and stability.

Will businesses be torn down because of this program?
No, the rumors about businesses being torn down are not accurate. The properties being considered for rezoning already allow residential development. For example, the Clayton Faire properties can currently support development at a density of 24 units per acre, but no such projects have taken place. Increasing the zoning to 60 units per acre does not mean buildings will be demolished or businesses will be displaced.

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Any decision to develop housing is entirely up to the property owner. The City will not require development, demolition of existing buildings, or relocation of businesses. Rezoning simply changes what is allowed but does not dictate how properties are used. Existing businesses can continue to operate indefinitely unless the property owner decides to pursue redevelopment.

Is the City building Section 8 housing?
Firstly, no. The City is not building any housing through this program. Private properties are developed by the property owner/developer, not the City. The Is not forcing any development to occur through this program. The decision to build housing is completely up to the property owner if or when the market conditions are right. Secondly, Section 8 is not a specific type of housing but a program designed to help individuals and families afford housing costs. You can think of it as a rental assistance program that works like a coupon or discount applicable to various housing types throughout Concord.

Here’s a clearer breakdown:

What is Section 8?
Officially known as the Housing Choice Voucher Program, Section 8 is a federal program that assists low-income families, the elderly, and people with disabilities in paying their rent.

How does it provide assistance?
The program issues vouchers to participants, which cover a portion of their monthly rent.

Can participants choose their housing?
Yes, individuals with Section 8 vouchers can select from a range of housing options—such as single-family homes, townhouses, and apartments—as long as the landlord agrees to participate in the program and the housing meets specific quality standards.

Where can Section 8 vouchers be used?
Section 8 vouchers can be used today anywhere in Concord and are not tied to the Affirmatively Furthering Fair Housing (AFFH) program.

In summary, Section 8 is a flexible rental assistance program that can be applied to various housing situations, rather than being linked to any particular type of building or development.

Is the City building emergency shelters?
No, the online claim that the City is building emergency shelters is inaccurate. Emergency shelters are permitted only in specific zoning districts: Office Business Park, Industrial Business Park, and Industrial Mixed-Use. These zones are not part of the AFFH study area; the closest is around the Detroit Avenue area.

Therefore, the information circulating online is misleading.

Additionally, state law passed in 2019 requires cities to allow "Low Barrier Navigation Centers" in mixed- use and nonresidential zones that permit multifamily housing. Since much of the AFFH study area already allows multifamily housing, this use is permitted independently of the AFFH program. Again, the claim linking the program to emergency shelters is misleading.

For a Low Barrier Navigation Center to be allowed under state law, it must meet these criteria:

• Connects individuals to permanent housing by providing supportive services.

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• Utilizes a coordinated entry system for intake, assessment, and referrals. • Complies with Housing First requirements as outlined in the Welfare and Institutions Code Section 8255 et seq.
• Participates in the local Homeless Management Information System by tracking client stays, demographics, income, and exit destinations.

In short, the zoning and state regulations governing emergency shelters and Low Barrier Navigation Centers are not directly related to the AFFH program.

How did the City notify the community about this project? We initiated communication about this program through various channels last spring. Information was mailed twice to every household in the City via our City News and Activity Guide. The latest issue, delivered to all Concord mailboxes in early August, can be viewed here. On page 8, you will find a half-page article about the program, including references to upcoming public meetings and a link to the webpage where more details can be found. In addition to mailers, we used several digital platforms to reach the community. These included NextDoor to broadcast information citywide, Facebook posts that reached thousands of viewers, and our e-newsletter, which is sent to 9,500 subscribers. The program details were also posted on City webpages. We sent 7,000 notices to property owners within 500 feet of the sites being considered for rezoning and about 3,000 more to properties within 1,000 feet of the sites recommended for redevelopment. Moreover, the Concord Pioneer published an article in late August with details about the community meetings; the article can be found here. Local online publications such as Claycord and Contra Costa News also featured stories on our program.

Will higher density housing affect the value of my property? At this time, we do not have strong, comparable examples regarding the impact of Concord-specific projects with densities up to 60 dwelling units per acre on adjacent home prices. For example, the Park Central Apartments, developed at 60 dwelling units per acre in downtown, were completed in 2002. While there are adjacent single-family homes, I have not yet been able to locate reliable home price data from over 20 years ago for comparison. More recently, the Renaissance Apartments, built at 65 units per acre downtown, have no adjacent homes, making a comparison in this case unavailable as well.

Lastly, the Grant Street Apartments, constructed at 116 dwelling units per acre (nearly double what is being considered under this program), opened in late 2022/early 2023. There is one single-family home located at 2247 Concord Blvd., directly across the street from The Grant. The value of that property has increased by 63% over the last five years, compared to a 34% increase in typical home values across Concord during the same period. While this level of appreciation is likely an outlier and difficult to explain, it is clear that the construction of The Grant at 116 units per acre did not negatively impact the property’s value.

Here are some online resources related to how the construction of affordable housing affects property values.

Amark Foundation, citing 13 studies
• "Research studies into the impact of low-income housing on neighborhood property values have, in general, concluded that there was either no impact or positive impacts on property values. Even in studies where results were mixed, some positive impacts on property values were found." • The National Association of Realtors also advertised this meta-analysis, which shows that even national organizations whose goal is higher home values supports affordable housing. • Source

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The Center for Housing Policy and National Housing Conference, citing 12 studies • "To 'summarize the summaries' — the vast majority of studies have found that affordable housing does not depress neighboring property values, and may even raise them in some cases. Overall, the research suggests that neighbors should have little to fear from the type of attractive and modestly sized developments that constitute the bulk of newly produced affordable housing today."
• Source

The Urban Institute
• "...empirical research provides little evidence that subsidized housing depresses neighborhood property values (Ellen et al, 2007; Galster 2002; Center for Housing Policy 2009)." • "Projects financed through...the largest affordable housing financing program in the United States, have been associated with an immediate positive increase of 3.8 percentage points in nearby property values (Ellen et al. 2007).
• "LIHTC properties, on average, revitalize low-income neighborhoods, increasing house prices by

6.5 percent, lowering crime rates, and attracting racially and income-diverse populations (Diamond and McQuade 2016)."
• "We find that...in Alexandria, affordable housing in higher-income neighborhoods has a positive and highly significant effect on surrounding home values, as does affordable housing in lower- income neighborhoods."

Journal of Housing Economics
• "We find some evidence that both stand-alone and clustered LIHTC developments generate positive price spillover effects on the surrounding neighborhoods; subsequent LIHTC projects do not affect prices negatively. The benefits are strongest within one quarter mile of the development, but smaller impacts prevail for up to a half mile from the LIHTC property. The positive impacts remain strong for at least 10 years after the initial development. The cumulative price effect is positive in both lower and higher-income areas and more significant in lower-income areas."
• Source

Trulia
• "In the nation’s 20 least affordable markets, our analysis of 3,083 low-income housing projects from 1996 to 2006 found no significant effect on home values located near a low-income housing project."
• Again, this is a real estate company advocating for affordable housing. • Source

Did the State dictate the study area, number of acres, and units for the AFFH program? How were these determined?
No, the State did not specify the figures of 1,000 units over 20 acres for Concord's AFFH program. These metrics were developed through a combination of factors:

• Community engagement during the Housing Element process. • Review of Assembly Bill 686 (AB 686) guidelines, which provide general guidance rather than specific targets.

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• Discussions with State officials to ensure alignment with the requirements for Housing Element certification.

The AB 686 guidance does not prescribe exact numbers but outlines principles for fair housing, which include utilizing the State’s RCAA and TCAC opportunity maps to identify areas for potential rezoning.

These maps were key in selecting the study area. You can explore the guidance and maps further here.

How do neighboring cities approach AFFH?
Each community has unique circumstances, including differing demographics, resources, and housing goals, which shape their approaches to AFFH compliance. Here's a brief overview:

Walnut Creek, Pleasant Hill, and Martinez have their own strategies for AFFH. While Walnut Creek and Pleasant Hill have finalized their plans, Martinez's AFFH documentation is still in draft form, awaiting State certification.

It’s important to recognize that no two communities will have identical AFFH plans, as each city's approach is tailored to local conditions and priorities.

From Pleasant Hill’s Housing Element, beginning on page 311 of the PDF here. The document has a long list of AFFH related programs, the highlighted one here is most comparable to the rezoning Concord is undertaking.

The circled portion of the following snippet states: “Redesignate and rezone parcels (beyond the RHNA) to create additional capacity for more than 2,700 units in low-density RCAAs, with a goal of encouraging the development of 500 net new multifamily units in RCAAs in the planning period. See Program F.

Walnut Creek’s Housing Element, Appendix B here provides a long list of AFFH programs. The highlighted area is most comparable to the rezoning Concord is undertaking.

The circled portion of the following snippet states: “Collectively these programs would produce 200 units in addition to the City’s RHNA allocation and opportunity sites inventory in concentrated areas of affluence, highest income areas, and single family zones. Create approximately 100 of those new units through Program H-6-J, Housing Mobility.

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City of Martinez does not have a certified/finalized Housing Element. The adopted policy document is here.

There are several programs in draft form, the following snippet shows some examples.

The circled portion of the following snippet states:
• Implement the provisions of SB 9 by January 1, 2024;
• Provide outreach to high resource and racially concentrated areas of affluence. • Target 25 units in the planning period, with a goal of 60 percent (15 lower and moderate income units) of which will be targeted in racially concentrated areas of affluence, higher resource, and higher income areas.
• Review implementation of SB 9 mid-way through cycle by December 31, 2027 and, if City is not on track to meet targeted units, modify regulations to further encourage SB 9 units through developing standards to allowing stacking of ADUs and SB 9 units to allow up to three to four units per single family lot.

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What is AFFH?
AFFH stands for Affirmatively Furthering Fair Housing. It is a provision of the Fair Housing Act, Title VIII of the Civil Rights Act of 1968, and a piece of federal legislation that prohibits discrimination in the sale, rental, and financing of housing and ensures equal opportunity in housing for all. While federal law prohibited overt forms of housing discrimination, residential segregation has remained and persists in California today.

California Assembly Bill 686 created new requirements for cities to affirmatively further fair housing as a part of a jurisdiction’s planning process, and to take meaningful actions that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.

What are higher-resource neighborhoods?
The California Tax Credit Allocation Committee (TCAC) identifies neighborhoods of the state that have been shown to have positive educational, economic, and health outcomes for low-income families. These neighborhoods are characterized by quality schools, safety, plentiful community amenities, and economic opportunity.

Why is this project happening now?
The City’s recently adopted Housing Element is a State-mandated plan to meet the housing needs of everyone in the community. It maps out how the City of Concord facilitates a variety of housing types for all income groups, assists in the development of lower and moderate-income housing, removes constraints to housing, improves existing housing, and promotes fair housing. California law requires that each county and city in the state develop and adopt a revised Housing Element every eight years and report progress on program accomplishment each year. The California Department of Housing and Community Development (HCD) certified the City’s 2023-2031 Housing Element Update in October 2023. The housing element contains many programs, including Program 8.6 Fair Housing, which aims to increase housing supply, choices, and affordability in higher-resource neighborhoods of the city.

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What is Housing Element Program 8.6?
Housing Element Program 8 aims to expand the range of housing opportunities for residents with low and moderate incomes, older adults, people with disabilities, large families, and more. The program continues to analyze impediments to fair housing, to contract with service providers for fair housing education and outreach, to seek new funding for housing programs, and to increase housing opportunity in higher- resource neighborhoods to serve the housing needs of all segments of the community.

Program 8.6 of the Housing Element aims to expand the range of housing opportunities for residents with low and moderate incomes, older adults, people with disabilities, large families, and more. The program continues to analyze impediments to fair housing, to contract with service providers for fair housing education and outreach, to seek new funding for housing programs, and to increase housing opportunity in higher-resource neighborhoods to serve the housing needs of all segments of the community.

What is rezoning and what parts of the City will be impacted by it? Zoning regulates what type of development is allowed on a parcel of land and the process to realize the project. Rezoning refers to when the zone of a parcel is changed, thus allowing different activities, uses, or densities of development. In this case, a parcel may be rezoned to allow residential uses, or to allow a different residential type with a higher density to accommodate multi-family developments on specific sites. The areas being considered are higher-resource neighborhoods within the city, in addition to Racially Concentrated Areas of Affluence (RCAAs), which are neighborhoods with high non-Hispanic White populations and an above-average median income.

How will community feedback influence the project?
The City Council wants a robust community engagement process used so that meeting state requirements is reflective of community desires. Community members and stakeholders will be provided with easy-to- understand information to facilitate informed decisions and input regarding the AFFH rezoning process.

Key input from the community will influence the various phases of the project, starting with site identification.

Can the City provide a breakdown of renters and owners by house type? According to the US census, within Concord, owner-occupied units make up 64% of the total units, and single-family homes make up 67% of the total number of units. The City collects its own rental data and shares information annually in a rent registry report. This report provides an overview of unit sizes/types and rent amounts.

With the redevelopment of the Naval Weapons Station property underway, which will have 12,000 new housing units, why is this AFFH project necessary, and why are the units planned for the Naval Weapons Station property not being included in the Housing Element or this project? The City is mandated by the State of California to update its Housing Element every eight years – the current version covers the period of 2023 through 2031. The planned buildout of the Naval Weapons Station project is approximately 40 years, and we are still years away from breaking ground. In other words, the housing units planned for this site are beyond the timeframe of our current Housing Element and will not be captured until the City performs its mandated 2031 Housing Element update, at the earliest.

Is there a renter-owner split for the Regional Housing Needs Allocation? No, the allocation is not distributed by owner-occupied or rental housing units. The total housing need for each jurisdiction is distributed among income categories, requiring each jurisdiction to plan to meet the need for housing for households at all income levels.

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Each jurisdiction’s projected housing need during the Housing Element planning period is determined through the Regional Housing Needs Allocation (RHNA) process, which is based on projected statewide growth in households as determined by the California Department of Housing and Community Development (HCD). Through the RHNA process, HCD distributes the statewide projected housing need among the regions in the State, where each regional council of government allocates the projected regional growth to local jurisdictions within the region.

How was the Study Area deﬁned? There are sites such as the Four Corners area that were not included in the study area that perhaps should be.

In order to remain in compliance with State regulations, the City must identify and rezone areas appropriate for medium and high residential densities, speciﬁcally in “moderate” and “high” resource areas of the City, as identiﬁed by the California Tax Credit Allocation Committee (CTCAC)/California Department of Housing and Community Development (HCD) Opportunity Areas Map. Members of the public may view the map to see the various resource areas, including the Four Corners area which is identiﬁed as a “low resource” and outside of the study area.

Will the City be assessing the need for new infrastructure or capacity as a part of this project, and if any additional infrastructure or capacity is needed for construction to occur on the rezoned properties, who pays for those improvements?
Yes, through the site identiﬁcation and selection process the availability of infrastructure and capacity will be assessed. Where new infrastructure and or capacity is necessary, developers must cover the cost to serve their projects. In some cases, owners of the newly constructed properties pay for the new infrastructure over time through property assessments. Existing residents and property owners will not be subject to additional fees or charges associated with infrastructure improvements needed for new development.

How are the AFFH project goals being met if the City cannot mandate that affordable homes be developed to meet the AFFH goals?
The goal of this program is to create opportunities for higher density, more affordable homes to be built.

This is being accomplished by rezoning parcels in higher resource neighborhoods that do not currently allow high density housing. Generally, the State has indicated that higher density housing provides more opportunities for affordable housing based on economies of scale and scoring criteria for available funding sources. The City does not construct housing units and is barred from mandating affordability levels on these rezoned parcels. Individual development projects will be private market-driven; however, the City does have an inclusionary housing ordinance that requires the inclusion of a minimum percentage of affordable housing units in all projects of ﬁve or more units.

How is a lower resource vs higher resource opportunity deﬁned? The TCAC/HCD Opportunity Areas Map identiﬁes the higher resource areas of the City. The characteristics of these areas have been shown by research to be associated with positive economic, educational, and health outcomes for low-income families—particularly long-term outcomes for children. The map was developed to inform efforts to advance the AFFH objective of increasing access to opportunity.

How long do you expect the Environmental Impact Report to take? Will there be an appeal period? The Environmental Impact Report (“EIR)” is expected to begin this fall and last through the spring. There will be a 60-day public comment period on the adequacy of the environmental analysis and the City will issue a response to any comments received during this public comment period. The rezoning, including the EIR, will be considered at a public hearing by both the Planning Commission and the City Council. Since the City Council is the ﬁnal decision-making body, there is no ability to appeal the decision.

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Why is the City not more focused on building higher density housing near transit-oriented locations? The City has been and continues to be focused on the development of transit-oriented development (TOD). While TOD development remains a priority, the City must also create opportunities for high-density housing in the higher resource areas of the City, to remain in compliance with State mandates, which is the purpose of this project. The higher resource areas of the City are not located near the Downtown Concord BART station or North Concord BART station. The AFFH project does have the opportunity to build higher- density housing near the Clayton Road bus corridor.

The project is targeting a total of 20 acres to be rezoned within the study area, but do all 20 acres need to be in one location, is there a minimum parcel size that can be rezoned, and how many housing units are targeted for these 20 acres?
The project will rezone approximately 20 total acres at various locations within or near the study area, not all in one location. Parcels that will be rezoned will be at least 0.5 acres or smaller if the lots can be reasonably consolidated to at least 0.5 acres, with a stronger preference for sites no larger than 10 acres.

The project will rezone these parcels to have a density of at least 60 units per acre, with the total number of units targeted for the 20 rezoned acres at 1,000.

What is the dollar range of “affordable” housing?
HCD annually publishes tables of federal and State income limits. State statutory income limits are based on federal limits set and periodically updated by the U.S. Department of Housing and Urban Development (HUD) for its Section 8 Housing Choice Voucher Program. HCD’s State Income Limits reﬂect changes in median family income levels for different-sized households and income limits for extremely low, very low, and low-income households. The May 9, 2024 State income limits can be found here.

Are there any studies on before/after crime rates for these types of projects, or have there been studies of similar rezoning and its effects on the median home prices over 5, 7 & 10 years? The City of Concord has not performed studies related to AFFH projects; however, various scholarly articles are available online, including the following:

UCLA Lewis Center for Regional Policy Studies
Massachusetts Institute of Technology
Policies for Action

Does the City get credit for the multifamily units that were just built in Downtown toward the 1,000 units that are planned in this project? What is the occupancy rate of the newly constructed projects downtown?
No, the newly constructed units in Downtown do not count toward the 1,000 units identiﬁed in this project. Newly constructed units in all portions of the City will count toward the total number of units planned in the City’s Regional Housing Needs Allocation (RHNA); however, the AFFH project must facilitate a total of 1,000 units speciﬁcally through the rezoning of 20 acres within the Study Area.

The most recently completed housing projects in the downtown area are the Renaissance Square Phase II and The Grant. The Renaissance Phase II is a 180-unit apartment complex completed in 2020 that is 100% occupied. The Grant is a 228-unit apartment complex completed in 2023 that is 94% occupied.

Is the rezoning going to happen no matter what, or do the residents of Concord have the ability to vote on the project?
The City must complete this project to comply with State regulations. That said, it is a public process, with many opportunities for the public to provide input in the process as well as to voice support or opposition to the actions being taken. The project webpage will be regularly updated to reﬂect upcoming meeting

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dates and opportunities for the public to participate. For additional information regarding the State’s AFFH mandate, please see this study by the Terner Centre for Housing Innovation at the University of California, Berkeley.

Has there been a study on how many people utilize the option for building ADUs on their properties in Concord?
No, the City has not performed any formal studies; however, in the past ﬁve years, the City has issued 191 building permits for ADUs, and 56 of those were issued in the past 12 months. Last year, the City unveiled its free, standardized ADU construction plans. These plans are pre-approved to facilitate a faster, lower- cost permitting process. Given that the plans are already approved, the only plan review required is a parcel-speciﬁc site plan. When a complete submittal is made, the review process takes only 5 days, with plan review fees assessed on an hourly basis for the amount of time to review the site plan.

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October 16th, 2024
Dear City of Concord & Raimi + Associates Staff,
The members of the Raise the Roof Coalition (RTR) appreciate the City and Consultant team’s continuing efforts to engage and seek feedback from the community on the Affirmatively Furthering Fair Housing (AFFH) Rezoning Project. RTR is a coalition of tenant, faith, labor, and community organizations who are working to bring good jobs, immigrant protections, and affordable housing to our city. Our members are proud of the work we’ve done in collaboration with the City throughout the 6th Cycle Housing Element Update (HEU) process to lift up the priorities and needs of many Concord residents who are often excluded from the City’s decision making processes. We believe that – beyond the legal requirement to AFFH – this Rezoning Project represents an important opportunity for the City of Concord to live in alignment with its values as a city where all residents and families come first.

All of our families deserve the opportunity to live in safe, stable, and affordable housing with access to high quality neighborhood amenities and community spaces. Patterns of residential segregation and racial and economic exclusion persist in Concord, and are direct results of governmental housing policies and practices that have unfairly impacted people and communities of color.1 Consequently, resources have concentrated towards single-family and disproportionately White and higher-income neighborhoods in the eastern and southern areas of Concord.2 The City has committed in its Housing Element Program 8.6, and is required by State law, to increase housing opportunities in these areas for Concord residents with low and moderate incomes, older adults, those with disabilities, families, and more.3 To meet this commitment, the City must orient the rezoning process around affordable housing feasibility, neighborhood amenities, and exclusionary higher-resource neighborhoods (focusing on sites in the High/Highest Resource TCAC areas and Racially Concentrated Areas of Affluence [RCAA]). Given its 1 These patterns, and the policies and practices that have led to them, are well documented in Concord’s 6th Cycle Housing Element (Appendix D: Affirmatively Furthering Fair Housing, pg. 4 “Impediments to Fair Housing”), as well as the Contra Costa Consortium’s 2020-2025 Analysis of Impediments to Fair Housing (see in particular pg. 64-85 “Contributing Factors to Segregation”).
2 For more data on patterns of segregation in Concord see The Bay Area Equity Atlas, “Mapping Racial and Economic Segregation in Concord.”
3 City of Concord, City of Concord Housing Element 2023-2031, pg. 27.

Benched Correspondence
Agenda Item 3.a
January 7, 2025

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From: Joey Flegel-Mishlove <[email protected]>
Sent: Thursday, January 2, 2025 10:43 AM
To: City Clerk <[email protected]>; Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>
Cc: Ezell, Justin <[email protected]>; Megan Nguyen <[email protected]> Subject: EBHO Comments on Item 3a: AFFH Rezoning
Hello,
Attached please find comments from East Bay Housing Organizations (EBHO) regarding the City's ongoing AFFH rezoning process. This letter is a follow up to our 12-19-24 letter, and includes responses to the more recently released staff report and site configurations released by the city.

We
remain eager to see the program move forward and offer ourselves as partners in the City's work to anchor the process around values of affordability, inclusivity, and equity. Please do not hesitate to reach out with any follow up questions or discussion.

Thank you,
Joey Flegel-Mishlove
--
Joey Flegel-Mishlove (he/him)
Policy Associate

EAST BAY HOUSING ORGANIZATIONS (EBHO)
[email protected] | (414) 899-4452
538 9th Street, Suite 200, Oakland, CA 94612
Join us or renew your membership to continue EBHO's 40 years of working towards an East Bay where everyone has a safe, stable, accessible, and affordable home!

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January 2nd, 2025

Carlyn Obringer, Mayor
Laura Nakamura, Vice-Mayor
Dominic Aliano, Councilmember
Laura Hoffmeister, Councilmember
Pablo Benavente, Councilmember

Aeysha Corio, Planning Commission Chair
Raymond Barbour, Planning Commission Vice-Chair
Ajit Kaushal, Commissioner
Craig Mizutani, Commissioner
Jayson Laub, Commissioner

Re: Support for Concord’s AFFH Rezoning Configuration A, with Sites 6, 11, and 25

Dear Concord City Councilmembers and Planning Commissioners,

On behalf of East Bay Housing Organizations, we write as a follow -up to our December 19th letter to strongly support the City of Concord’s ongoing Affirmatively Furthering Fair Housing (AFFH) rezoning process. To earnestly meet the City’s commitment in its Housing Element Program 8.6, Configuration A, with the addition of Sites 6, 11, and 25 (previously proposed by staff) are best positioned to address the AFFH goals of the p rogram with a maximized feasibility of affordable housing. Taken together, the configuration of these additional sites represents sites most suitable for redevelopment by non-profit affordable housing developers and the City’s best potential for bringing affordable housing to the community and affirmatively furthering fair housing.

EBHO is a non-profit, member-driven organization with over 400 organizational and individual members. For 40 years, we have worked to preserve, protect, and create affordable housing opportunities for low -income communities in Contra Co sta and Alameda Counties by educating, advocating, organizing, and building coalitions. EBHO is pleased to continue collaborating with the City of Concord during the drafting of the City’s 6th Cycle Housing Element, and implementation of this rezoning program.

Configuration A relies on a higher number of smaller sites rather than concentrating rezoning on a few larger sites. This strategy is critical to ensuring affordable housing developers can apply for funding and bid competitively on the rezoned parcels . Furthermore, Configuration A is made up entirely of sites in High - and Highest-Resource TCAC areas, another critical criterion in determining whether affordable housing projects can receive state funding and meaningfully respond to the AFFH mandate. Furthermore, we call attention to the program’s requirement of rezoning at least 20 acres, which some configurations meet, while others fall a bit short on – including Configuration A. Adding in sites 6, 11, and 25 would facilitate meeting the 20 -acre requirem ent while maintaining the program’s mandate and intention to create more housing opportunities in higher -resource neighborhoods of the City. Since the Council is deciding which sites to move forward to study further, we urge the Council to be more expansiv e and include more alternative sites for studying since we cannot be sure of the results of further analysis. Based on promoting the most feasible options for

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affordable housing opportunities, we recommend you re -visit and introduce sites 6, 11, and 25, as you move forward towards an Environmental Impact Review and other next steps.

Additionally, we express our objection to any configurations that rely significantly on rezoning Site 3 (CVS) or Site 8 (Palm Lake Apartments). The CVS Site is a large (10.28 acre) site in a Low -Resource TCAC area, making it highly unlikely that any developer would receive funding to build affordable housing at this site. Meanwhile, the Palm Lake Apartments site is the site of an existing, market-rate apartment complex. It is highly unlikely that the owners of this site would sell portions of it to be developed into affordable housing, it is far more likely that any additional sites would be market-rate as well. Facilitatin g more housing that is unaffordable to many community members does not advance fair housing objectives. It should not constitute a significant component of this rezoning process, even if these configurations meet the acreage requirement with larger parcels.

As stated in our previous letter, this rezoning process represents a significant step forward for Concord regarding affordability, equity, and inclusion. We are very excited to see the process move forward promptly and urge the City to focus on the Con figurations and Sites that most closely align with the goals of the AFFH program: Configuration A, with the addition of Sites 6, 11, and 25.

Sincerely,
Joey Flegel-Mishlove Megan Nguyen
Policy Associate Policy Manager

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From: Debra Ballinger <[email protected]>
Sent: Friday, January 3, 2025 2:59 PM
To: City Clerk <[email protected]>; Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>
Cc: Ezell, Justin <[email protected]>; Gentry, Mindy <[email protected]>
Subject: Raise the Roof Comments on Item 3a, AFFH Rezoning

Good afternoon, Mayor Obringer, Vice Mayor Nakamura, Councilmembers, and members of the Planning Commission.

On behalf of Raise the Roof Coalition, I am pleased to send this letter detailing our collective feedback and support for Concord's AFFH Rezoning Conﬁguration A, with the addition of sites 6, 11, and 25.

Raise the Roof (RTR) is comprised of over a dozen community, faith, labor and tenant organizations and has been actively involved in both the development of Concord's Housing Element and in the AFFH process. We commend the City for explaining the importance of Affirmatively Furthering Fair Housing to Concord residents and listening to feedback. As we reviewed the Conﬁgurations, RTR continues to believe a major criterion for site selection is the high probability of being redeveloped into affordable housing.

Sincerely,

Debra Ballinger

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1 Re: Support for Concord AFFH Rezoning Configuration A, with Sites 6, 11, and 25.

Dear Concord City Council Members and Planning Commissioners,

My name is Debra Ballinger, and I am writing on behalf of the Raise the Roof Coalition of Concord (RTR). RTR is a coalition of a dozen community, faith, labor, and tenant organizations who are working to bring good jobs, immigrant protections, and affordable housing to our city. Our members are proud of the work we’ve done in collaboration with the City throughout the 6th Cycle Housing Element Update (HEU) process to lift up the priorities and needs of many Concord residents who are often excluded from the City’s decision making processes. We believe that – beyond the legal requirement to AFFH – this Rezoning Project represents an important opportunity for the City of Concord to live in alignment with its values as a city where all residents and families come first.
.

RTR wrote to the City Council, City Staff, and the Raimi + Associates Consulting team in October to advocate for a site selection process centered around three primary criteria:

1. Selecting sites that have a high probability of being redeveloped into affordable housing.

This means selecting sites in High/Highest Resource TCAC areas that will be most competitive for state funding for affordable housing and present realistic potential for redevelopment for mission-driven, non-profit affordable housing developers.

2. Selecting sites that, if suitable for redevelopment to affordable housing, would meaningfully overcome the impacts and consequences of the aforementioned patterns of segregation and high-income concentration in Concord. In addition to the High/Highest Resource TCAC areas, this importantly includes sites within RCAAs.

3. Selecting sites that, if suitable for redevelopment to affordable housing, would promise an improved quality of life to community members, be attractive and welcoming for low- income individuals and families, and create a more inclusive community. This means prioritizing sites with access to high quality schools and childcare, transit options, grocery stores, and other supportive services and amenities.

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2 Now that City Staff have released 6 site configurations for consideration in the rezoning process, we are writing again to offer our specific feedback on these configurations.

We urge the City Council and Planning Commission to move forward with Configuration A, with the addition of Sites 6, 11, and 25. Taken together, this configuration with these sites previously proposed by staff and reviewed by the public represents our City’s best chance at bringing new affordable housing to our community, in a manner that is consistent with our mandate to AFFH.

However, the configuration includes a few sites that are less likely to be redeveloped into affordable housing. Therefore, we encourage the City Council and Planning Commission to add Sites 6, 11, and 25 to Configuration A as we move towards an Environmental Impact Review and other next steps.

We call attention to the program’s requirement of rezoning at least 20 acres, which some configurations meet, while others fall a bit short on – including Configuration A. Adding in sites 6, 11, and 25 would facilitate meeting the 20-acre requirement while maintaining the program’s mandate and intention to create more housing opportunities in higher-resource neighborhoods of the City. Since the Council is deciding which sites to move forward in analyzing further, we urge the Council to be more expansive and include more alternative sites for studying. Based on promoting the most feasible options for affordable housing opportunities, we recommend you include sites 6, 11, and 25.

Additionally, we express our objection to any configurations that rely significantly on rezoning Site 3 (CVS) or Site 8 (Palm Lake Apartments). The CVS Site is a large (10.28 acre) site in a Low- Resource TCAC area, making it highly unlikely that any developer would receive funding to build affordable housing at this site. Meanwhile, the Palm Lake Apartments site is the site of an existing, market-rate apartment complex. It is highly unlikely that the owners of this site would sell portions of it to be turned into affordable housing and far more likely that they would take advantage of the rezoning to build more market-rate housing. Facilitating more market-rate housing does not advance fair housing objectives and should not constitute a significant component of this rezoning process, even if these configurations meet the acreage requirement with larger parcels.

This rezoning process represents a significant step forward for Concord in affordability, equity, and inclusion. We are very excited to see the process move forward in a timely manner and urge the City to focus on the Configurations and Sites that most closely align with the goals of the AFFH program: Configuration A, with the addition of Sites 6, 11, and 25.

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3 Sincerely,

Debra Ballinger on behalf of the Coalition

Raise the Roof Coalition:

The California Nurses Association
Centro Legal de la Raza
Contra Costa Senior Legal Services
East Bay Alliance for a Sustainable Economy (EBASE)
East Bay Housing Organizations (EBHO)
Ensuring Opportunity Campaign to End Poverty in Contra Costa County The Faith Alliance for a Moral Economy (FAME)
Jewish Family & Community Services East Bay
Monument Impact
Movement Legal
Public Advocates
Rising Juntos
Tenants Together
Todos Santos Tenants Union
United Latino Voices of Contra Costa County

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consideration of these factors, Rezoning Alternative #4 is best positioned to address the AFFH goals of undoing historic patterns of segregation and lifting barriers to resources and opportunities in Concord.

While we support Rezoning Alternative #4 as the most appropriate proposal to meet the AFFH Project goals, we also encourage the City to prioritize the following objectives when making further decisions about the inclusion or exclusion of specific sites:

1. Selecting sites that have a high probability of being redeveloped into affordable housing. This means selecting sites in High/Highest Resource TCAC areas that will be most competitive for state funding for affordable housing and present realistic potential for redevelopment for mission-driven, non-profit affordable housing developers.

3. Selecting sites that, if suitable for redevelopment to affordable housing, would promise an improved quality of life to community members, be attractive and welcoming for low-income individuals and families, and create a more inclusive community. This means prioritizing sites with access to high quality schools and childcare, transit options, grocery stores, and other supportive services and amenities.

Feasibility for multi-family and affordable housing redevelopment is critical to the success of the AFFH process. If 20 acres or more are rezoned to allow for multi-family housing, but no new housing is built, or the characteristics of the sites incentivize market-rate development alone, then the City will not have meaningfully addressed the racial and economic exclusion in Concord that this AFFH process is meant to respond to. Moreover, if no new housing is built specifically because the rezoned sites were unrealistic for redevelopment in the first place, then Concord’s compliance with its own Housing Element (Program

8.6) and State law will be called into question. With the varying feasibility among the parcels for affordable housing, we urge the City to continue engaging with non-profit affordable housing developers in technical site evaluation of which sites demonstrate “strong development potential” for multifamily residential and affordable housing opportunities as cited in Housing Element Program 8.6 as a criterion that all rezoned sites must meet.4

Rezoning solely commercial sites, as proposed in Alternatives #1 and #2, does not integrate new affordable housing into existing exclusionary neighborhoods. Alternative #1, in particular, seems to deliberately avoid intervening in patterns of segregation and exclusion by focusing on large commercial sites along Clayton Road. Nearly all the sites identified in Alternative #1 do not lie within an RCAA, which renders the design of the Study Area, based upon data of RCAAs and neighborhood resources as

4 City of Concord, City of Concord Housing Element 2023-2031, pg. 27

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pointless as the rezoning would not address the more segregated and exclusive areas of Concord.

Alternative #3 provides for more distributed sites in the study area, but would also fail in practically addressing existing patterns of segregation with the majority of sites focused on moderate-resourced areas according to the TCAC data. As the list of sites for rezoning is narrowed down, staff should prioritize the same criteria that informed the creation of Rezoning Alternative #4.

On August 28, 2024, Monument Impact and East Bay Housing Organizations held a community meeting where they gathered feedback from over 40 low-income residents on their top priorities for neighborhood amenities that, beyond affordable housing, would increase their access to improved quality of life and economic opportunity in Concord. Community members responded that access to high quality schools, childcare, transportation, grocery stores, pharmacies, healthcare, community centers, and green spaces are all high priorities. While many of the sites have been scored alongside these criteria, community members have been unable to evaluate the sites based on these metrics. We ask that Staff make their analysis of these “quality of life” factors for each site as visible and accessible as all other metrics being used to assess sites. This analysis should include both existing amenities and features as well as the potential of such amenities being available in the rezoned site. Finally, we hope that City Staff will continue to engage community members who have historically been excluded from the potential rezoning sites for their input about what quality of life factors would make for the most desirable location for rezoning and affordable housing.

We understand that the Rezoning Alternative Proposals do not represent a complete AFFH process, and that staff will continue to narrow down the selected sites with community feedback from recent meetings and the survey. We urge the City to anchor this process around Alternative #4, which is the most appropriate proposal to achieve the mandated goals of the AFFH process, facilitate redevelopment of affordable housing, and increase opportunity in exclusionary neighborhoods.

It is imperative to continue to engage developers of affordable housing as well as community members who have systematically been excluded from these neighborhoods in Concord. If these criteria and these communities represent the foundation of the AFFH process, we are excited about the potential for this process to move us towards an outcome where every community member has a safe place to call home and every family has equal access to the resources and opportunities that Concord has to offer.

Thank you for your consideration,
Raise the Roof Coalition

Centro Legal de la Raza
Contra Costa Senior Legal Services
East Bay Alliance for a Sustainable Economy (EBASE)
East Bay Housing Organizations (EBHO)
Ensuring Opportunity Campaign to End Poverty in Contra Costa County

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The Faith Alliance for a Moral Economy (FAME)
Jewish Family & Community Services East Bay
Monument Impact
Movement Legal
Public Advocates
Rising Juntos
Tenants Together
Todos Santos Tenants Union
United Latino Voices

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From: Debra Ballinger <[email protected]>
Sent: Tuesday, December 31, 2024 1:28 PM
To: City Clerk <[email protected]>; Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>
Subject: AFFH Support Letter
Go
od afternoon and Happy New Year!
Att
ached you will ﬁnd a letter in support of the AFFH process from United Latino Voices of Contra Costa County.

As
we close out this year, we look forward to the fresh start and new opportunities that 2025 will bring and the conviction to work together to meet any challenges that come our way.

Wi
shing you a happy and healthy New Year.

In c
ommunity,
Debra
--
Debra Ballinger
Interim Executive Director
United Latino Voices of Contra Costa County

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December 31, 2024

Carlyn Obringer, Mayor
Laura Nakamura, Vice-Mayor
Dominic Aliano, Councilmember
Laura Hoffmeister, Councilmember
Pablo Benavente, Councilmember
Ayesha Corio, Planning Commission Chair
Ray Barbour, Planning Commission Vice-Chair
Ajit Kaushal, Planning Commissioner
Jason Laub, Planning Commissioner
Craig Mizutani, Planning Commissioner

Re: Support for Concord Affirmatively Furthering Fair Housing Rezoning Process

Dear Concord City Council Members and Planning Commissioners,

My name is Debra Ballinger and I am writing on behalf of United Latino Voices of Contra Costa County (ULV). Our mission to improve health, education, and economic outcomes for our Contra Costa County Latinx community through elevating our community’s voices, strategic advocacy, and developing the next generation of community leaders. While ULV does outreach and advocacy countywide, we are most heavily concentrated in Concord and East Contra Costa County. We held our first post-election listening session in Concord on December 17th where we were able to hear the concerns and needs of immigrants in this city in preparation for setting ULV strategy. Needless to say, the backlash against immigrants—regardless of immigration status—is troubling and housing remains a huge concern.

We are writing to express our strong support for the City’s ongoing efforts to rezone specific sites in Concord in higher-resource neighborhoods for multifamily development as part of the City’s goal and mandate for Affirmatively Furthering Fair Housing (AFFH). We understand the urgency of maintaining compliance with the City’s Housing Element and we urge the City to move forward with a final selection of sites for rezoning at the January 7th City Council and Planning Commission meeting in order to move those sites forward to the next steps in the rezoning process.

At the same time, there is room for refinement in the site selection in order to maintain a firm commitment to smaller sites that will be realistic for the building of affordable housing for low and very low-income Concord residents. We encourage the City to include as many sites as possible, anchor the selection around sites that are most suitable for redevelopment by nonprofit affordable housing developers (including Site 18), and re-introduce sites 6, 11, and 25 from the original list of 25 sites proposed by City staff in August.

As with every other city in the Bay Area, Concord faces dramatically increasing housing costs and a lack of affordable housing, which puts pressure on Concord families and community members. As an organization that is constant contact with Concord residents, we see families forced to make hard choices to stay in the City—living in crowded congregant housing, in garages and other sub- par units, and/or working multiple jobs to afford a small apartment. The housing crisis continues to grow and, at a time when immigrants are under attack, housing options for our lowest income residents are shrinking.

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2 Concord clearly needs more affordable housing. One critical tool for lowering housing costs and alleviating the burden on Concord residents is the development of affordable housing for low-income community members such as restaurant workers, delivery drivers, housecleaners and gardeners, as well as teachers, home health and childcare workers, grocery store clerks, and others. It is also vital that we build this housing throughout Concord, and not only in specific neighborhoods, since residents of every neighborhood in Concord are impacted by the ongoing housing crisis.

Unfortunately, Concord’s current zoning does not allow denser, multi-family, affordable housing in most parts of the city. As you well know, this zoning is based on a racist history of allowing only single- family homes in some neighborhoods, pushing all affordable housing and other types of housing to other neighborhoods.

However, it’s clear that rezoning to allow for more dense, affordable housing does not guarantee that such housing will be built. Many variables determine whether any affordable housing can be built on rezoned sites including the preferences of the property owners and the site’s feasibility for development by nonprofit affordable housing developers. To ensure that the selected sites are more feasible for affordable development the City should rezone multiple smaller sites (between 0.75-2 acres) in the High/Highest Resource TCAC areas as these are key criteria that maximize the ability for developers to finance affordable housing projects. In particular, alternate site 18, as well as sites 6, 11, and 25 from the City’s initial list of sites meet these criteria and we urge the City to include them in its final site selection. Additionally, since no one site can be guaranteed to bring affordable housing development, we encourage the City to include as many sites as possible in rezoning to maximize our opportunity of yielding more affordable housing in Concord. Sites that attract nonprofit housing developers are also key for the City to meet its very-low and low-income RHNA goals.

ULV sees Concord’s rezoning process as a model for other cities in Contra Costa to allow for denser, multi-family housing to be built throughout their cities, especially if there is a commitment to smaller sites and a process that attracts nonprofit housing developers. Working with our partner agencies, ULV wants to support the City to ensure that the rezoning is implemented in a way that provides the best chances of affordable housing being constructed. As sites continue to be finalized, we hope to be in continued conversation with City staff and officials to ensure that affordability and the mandate to create meaningful housing opportunities remain centered in this rezoning process. Please know that the City has the support of United Latino Voices of Contra Costa County as you move forward in this process to Affirmatively Further Fair Housing, a meaningful step to realize a vision of a diverse, affordable, and inclusive Concord with housing for everyone.

Sincerely,

Debra Ballinger
Interim Executive Director

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From: Victor Flores <vﬂ[email protected]>
Sent: Monday, January 6, 2025 12:42 PM
To: Concord City Council Email <[email protected]> Subject: Comment Letter re: 1.7.25 Agenda Item 3.a
De
ar Honorable Mayor and Council Members,
I h
ope you all had a great winter break and wish you all a Happy New Year.

I'
ve attached a public comment letter from Greenbelt Alliance in support of rezoning efforts to Affirmatively Further Fair Housing in Concord.

I l
ook forward to seeing you all tomorrow.
--

Bay A
rea Resilience Hotspots
Leading with Nature and Investing in People
Explore our new project website: greenbelt.org/hotspots

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Carlyn Obringer, Mayor
Laura Nakamura, Vice-Mayor
Dominic Aliano, Councilmember
Laura Hoffmeister, Councilmember
Pablo Benavente, Councilmember
Aeysha Corio, Planning Commission Chair
Ray Barbour, Planning Commission
Vice-Chair
Ajit Kaushal, Planning Commissioner
Jason Laub, Planning Commissioner
Craig Mizutani, Planning Commissioner
Re: Support for Concord Affirmatively Furthering Fair Housing Rezoning Process Dear Concord City Council Members and Planning Commissioners, My name is Victor Flores and I am writing on behalf of Greenbelt Alliance. We are an environmental advocacy non-profit that has worked for 66 years to preserve the remaining open space in the Bay Area and ensure that we build more housing near jobs and transit. We see infill housing as a crucial tool to combat the destruction of nature and to reduce greenhouse gas emissions from long commutes. We write today to express our strong support for the City’s ongoing efforts to rezone specific sites in Concord in higher-resource neighborhoods for multifamily development as part of the City’s goal and mandate to Affirmatively Furthering Fair Housing (AFFH). Understanding that, to maintain compliance with the City’s Housing Element, the City must not delay selecting a final set of sites for rezoning, we urge the City to move forward with a final selection of sites for rezoning at the January 7th City Council and Planning Commission meeting, and move those sites forward to the next steps in the rezoning process.

In refining the site selection, we encourage the City to include as many sites as possible, anchor the selection around sites that are most suitable for redevelopment by non-profit affordable housing developers (including Site 18), and re-introduce sites 6, 11, and 25 from the original list of 25 sites proposed by City staff in August.

As with every other city in the Bay Area, Concord faces dramatically increasing housing costs and a lack of affordable housing, which puts pressure on Concord families and community members. Many of you know from the struggles Concord residents are facing to keep up with the local cost of living. You know that many are one paycheck away from being on the street even though they work hard every day to pay the bills. As leaders who have fought to maintain 25% affordable housing on the Concord Navy Weapon Station, this rezoning will provide a positive benefit for the future families that could live in new buildings. One critical tool for lowering housing costs and alleviating the burden on Concord residents is the development of affordable housing for low-income community members such as teachers, home health care workers, grocery store clerks, and others. It is also vital that we build this housing throughout Concord, and not only in specific neighborhoods, since residents of every neighborhood in Concord are impacted by the ongoing housing crisis. Unfortunately, Concord’s current zoning does not allow denser, multi-family, affordable housing in most parts of the city. As you well know, this zoning is based on a racist history of allowing only single-family homes in some neighborhoods, pushing all affordable housing and other types of housing to other neighborhoods.

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Still, simply rezoning to allow for more dense, affordable housing does not guarantee that such housing will be built. Many variables determine whether any affordable housing can be built on rezoned sites including the preferences of the property owners and the site’s feasibility for development by non-profit affordable housing developers. T o ensure that the selected sites are more feasible for affordable development the City should rezone multiple smaller sites (between

0.75-2 acres) in the High/Highest Resource TCAC areas as these are key criteria that maximize the ability for developers to finance affordable housing projects. In particular, alternate site 18, as well as sites 6, 11, and 25 from the City’s initial list of sites meet these criteria and we urge the City to include them in its final site selection. Additionally, since no one site can be guaranteed to bring affordable housing development, we encourage the City to include as many sites as possible in rezoning to maximize our opportunity of yielding more affordable housing in Concord.

For all the reasons listed above, we are very excited to see Concord rezoning specific sites to allow for denser, multi-family housing to be built throughout the city, and are eager to support the City to ensure that the rezoning is implemented in a way that provides the best chances of affordable housing being constructed. As sites continue to be finalized, we hope to be in continued conversation with City staff and officials to ensure that affordability and the mandate to create meaningful housing opportunities remain centered in this rezoning process. As you consider your decision for this rezoning, we urge you to remember that it’s our teachers, nurses, service workers, and others like them who need this housing. Please know that the City has the support of the broad and diverse community such as affordable housing, environmental, tenant, and other advocates as you move forward in this process to Affirmatively Further Fair Housing, a meaningful step to realize a vision of a diverse, affordable, and inclusive Concord with housing for everyone.

Sincerely,
Victor Flores
Resilience Manager, East Bay
Greenbelt Alliance

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From: Courtney Pal <[email protected]>
Sent: Tuesday, January 7, 2025 11:49 AM
To: City Clerk <[email protected]>; Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>
Subject: RE: RCD Support for AFFH Rezoning Process
“EXT
ERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is s a f e.”
Good
morning,
I w
anted to follow up on my letter from last month (attached) prior to the meeting tonight, particularly now that City staff have released the site conﬁgurations for consideration in the rezoning process. After reviewing the site proposals, we ask the City Council and Planning Commission to move forward with Conﬁguration A, with the addition of sites 6, 11, and 25. This conﬁguration of sites previously proposed by staff and reviewed by the public best promotes housing development in a manner that is consistent with AFFH.

Th
ank you for your work on this important project, and your consideration of our comments.

Be
st,
Courtney
Co
urtney Pal | RCD | 510 841 4410 x334#

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December 20, 2024

City of Concord City Councilmembers
City of Concord Planning Commission
1950 Parkside Drive
Concord, CA 94519

Re: Support for Concord Affirmatively Furthering Fair Housing Rezoning Process

Dear Concord City Council Members and Planning Commissioners,

I am writing on behalf of Resources for Community Development (RCD) to express our strong support for the City’s ongoing Affirmatively Furthering Fair Housing (AFFH) Rezoning Project.

RCD is a nonprofit organization dedicated to creating and preserving affordable housing for people with the fewest options. Over the last forty years, we have developed over 2,600 affordable rental homes across the Bay Area. Within Concord, we currently provide 235 homes affordable to low-income individuals and families, with another 62-unit development scheduled to open its doors early next year.

As with every other city in the Bay Area, Concord has experienced dramatically increasing housing costs and a lack of affordable housing. Residents of every neighborhood are impacted by the ongoing housing crisis. Unfortunately, Concord’s current zoning does not allow denser, multi-family housing in many parts of the city. This limits the housing choices – and particularly the affordable housing choices - available to residents.

We support the AFFH Rezoning Project to rezone specific sites in higher-resource neighborhoods for multifamily development. We urge the City Council and Planning Commission to move forward with a final selection of sites for rezoning at the January 7th meeting. We encourage you to include as many sites as possible and anchor the selection around sites that are most suitable for redevelopment by non-profit affordable housing developers, such as sites 6, 11, and 25 from the original list proposed in August.

The AFFH Rezoning Project is a meaningful opportunity to move towards a diverse, affordable, and inclusive Concord with housing for everyone. Thank you for your work on this important project, and your consideration of our comments.

Sincerely,

Courtney Pal
Policy Manager
Resources for Community Development

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From: Karla Guerra <[email protected]>
Sent: Tuesday, January 7, 2025 12:26 PM
To: City Clerk <[email protected]>; Obringer, Carlyn <[email protected]>; Nakamura, Laura
<[email protected]>; Aliano, Dominic
<[email protected]>; Benavente, Pablo
<[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>
Cc: Aubra Levine <[email protected]>; Chris Iglesias <[email protected]>; Sophia DeWitt <[email protected]>; Caheri Gutierrez <[email protected]> Subject: TUC's Letter of Support for AFFH Rezoning Conﬁguration A,

“EXTERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is safe. ”

Dear Honorable Concord City Council,

Please ﬁnd attached The Unity Council's letter of support for the City’s Affirmatively Furthering Fair Housing (AFFH) rezoning program, speciﬁcally Conﬁguration A, which includes Sites 6, 11, and 25.

We urge you to consider our support and move these sites forward for the next steps in the rezoning process at your January 7 meeting.

Thank you for your time and consideration.

Sincerely,
Karla Guerra (she/her)
Policy & Advocacy Senior Manager
[email protected]

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202-290-7396 Cellphone

The Unity Council
www.unitycouncil.org

Want to chat? Let’s talk - https://calendly.com/karla_guerra

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The Unity Council
1900 Fruitvale Ave Ste 2A, Oakland CA 94601
510-535-6900 Office ~ 510-534-7771 Fax ~
www.unitycouncil.org

January 7th, 2025
Honorable Concord City Council
1950 Parkside Dr, Concord, CA 94519

SUBJECT: Support for AFFH Rezoning Configuration A, with Sites 6, 11, and 25 The Unity Council, a 60-year-old placed-based community development corporation in Fruitvale, Oakland, California, with presence in the Monument neighborhood of Concord since 2013, where we provide high- quality early education programs to over 252 qualifying low -income families, is writing to express our support for the City’s Affirmatively Furthering Fair Housing (AFFH) rezoning program, and urging you to move forward with Site Configuration A. In addition, we support Sites 6, 11, and 25 as stronger candidate sites for affordable housing development.

Housing affordability directly impacts the families & children we serve in Concord , impacting their economic security and wealth creation opportunities. Most of the families we serve are renters, essential workers, low-income & people of color, who are rent burdened and spend a significant portion of their income on rent leaving less money for other essential needs such as food, healthcare, and education.

Right now, there’s not enough housing that’s affordable for most people in Concord. But it is impossible for more affordable housing to be built in Concord if some neighborhoods are zoned in a way that does not allow for dense, multi -family, affordable housing. This is the case right now in much of Southeastern Concord, which is mostly zoned to allow only single-family housing.

This zoning is also a major reason why Concord is so segregated. The areas zoned almost entirely for single-family housing are predominantly white and wealthy, while all housing that can accommodate people at lower income levels is cordoned off to separate sections of the city.

The Unity Council is deeply supportive of the goals of the AFFH rezoning program. To see the program successfully bring more affordable housing to Concord we must rezone as many sites as possible, and we must rezone sites with a real chance of being redeveloped into affordable housing. This means a focus on rezoning more, smaller sites, rather than a few large ones. We support the recommendation of affordable housing developers, who understand what it takes to build affordable housing, and recognize that the best sites for rezoning are Configuration A.

We urge you to move these sites forward for the next steps in the rezoning process at your January 7 meeting.

Sincerely,

Chris Iglesias
Chief Executive Officer
The Unity Council

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From: Multi-Faith Action Coalition <[email protected]> Sent: Tuesday, January 7, 2025 2:27 PM
To: Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic
<[email protected]>; Benavente, Pablo
<[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>; City Clerk <[email protected]> Subject: The Multi-Faith ACTION Coalition Supports Conﬁguration A for site studies

As the Steering Committee of the Multi-Faith ACTION Coalition, we sending this follow-up with a speciﬁc recommendation on AFFH Rezoning that the City Council move forward with studies on the sites in Conﬁguration A.

Please see our full letter attached. We unequivocally support rezoning for higher density in high-resource neighborhoods and urge you to focus on the sites most likely to result in development.

We have been active in Concord and county-wide for over ten years, advocating for policy changes that reduce poverty, increase equity, and improve the quality of life for vulnerable Concord and county residents. Concord's AFFH rezoning is precisely the kind of policy change for which we advocate.

Sincerely,

The Multi-Faith ACTION Coalition

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(925) 948-1300 — multifaithactioncoalition.org

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From: Tahirah Dean <[email protected]>
Sent: Monday, December 23, 2024 1:23 PM
To: Nakamura, Laura <[email protected]>; Hoffmeister, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Obringer, Carlyn <[email protected]>; Benavente, Pablo <[email protected]>; Ezell, Justin <[email protected]> Cc: Latrel Powell <[email protected]>
Subject: Comment Letter Re: Rezoning & AFFH Obligations Dear Concord City Council,
I am writing on behalf of Public Advocates. Attached, you will find our comment letter in advance of the January 7, 2025 City Council meeting. We look forward to engaging with you at that meeting.

Sincerey,

Tahirah Dean

Tahirah Dean
Staff Attorney at Public Advocates
SF office
857-225-4656
| [email protected]
www.publicadvocates.org

CONFIDENTIAL COMMUNICATION
This email message and any attachments are intended only for the use of the addressee named above and may contain
information that is privileged and confidential. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited. If you received this email message in error, please immediately notify the sender by replying to this email message or by telephone. Thank you.

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From: Allyson Ujimori <[email protected]>
Sent: Thursday, January 2, 2025 9:08 AM
To: City Clerk <[email protected]>; Nakamura, Laura <[email protected]>; Obringer, Carlyn <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>
Subject: Support for Concord AFFH Rezoning Configuration A, with Sites 6, 11, and 25.

Dear Concord City Council Members and Planning Commissioners, My name is Allyson Ujimori, and I am writing on behalf of Community Economics, Inc. Founded in 1976, Community Economics (CEI) provides technical expertise in the field of nonprofit, community-based affordable housing finance and development. We support a variety of clients, including those that are working on affordable housing communities in Concord.

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whether affordable housing projects can receive state funding and respond to the AFFH mandate.

Additionally, we express our objection to any configurations that rely significantly on rezoning Site 3 (CVS) or Site 8 (Palm Lake Apartments). The CVS Site is a large (10.28 acre) site in a Low- Resource TCAC area, making it highly unlikely that any developer would receive funding to build affordable housing at this site. Meanwhile, the Palm Lake Apartments site is the site of an existing, market-rate apartment complex. It is highly unlikely that the owners of this site would sell portions of it to be turned into affordable housing and far more likely that they would take advantage of the rezoning to build more market-rate housing. Facilitating more market-rate housing does not advance fair housing objectives and should not constitute a significant component of this rezoning process, even if these configurations meet the acreage requirement with larger parcels.

Configuration A, with the addition of Sites 6, 11, and 25.

Sincerely,
Allyson
Al/Allyson Ujimori | they/them & she/her
Community Economics, Inc.
538 9th Street, Suite 200
Oakland, CA 94607
510.832-8300 ext. 1
Note: CEI has a 36-hour work week, and I am generally available Monday-Thursday

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The information is intended to be sent to the individual or entity named above. If you are not the intended recipient, be aware that any disclosure, copying or distribution or use of the contents of this information is prohibited. If you have received this electronic transmission in error, please notify me by telephone at (510) 832-8300 ex. 1.

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From: Leslie Baxter <[email protected]>
Sent: Saturday, November 9, 2024 3:52 PM
To: Ezell, Justin <[email protected]>
Subject: AFFH
Dear Mr. Ezell,

Please include this email as part of the public record concerning the proposals to implement the Affirmatively Furthering Fair Housing (AFFH) Program.

I own and reside in a single family home in Concord. My residence is close to, but not in the proposed rezoning project area. I am strongly in favor of the staff's AFFH proposals in general, as they have been evolving over the course of this year. I commend the staff for its robust efforts to educate Concordians about the proposal, with multiple informational meetings and opportunities for citizen feedback.

Cities change constantly, and Concord is no exception. It is beyond question that Concord must do what it can to facilitate the construction of more affordable housing, and more multifamily housing. Rezoning underutilized parcels is a logical avenue to increase that housing stock. Countless studies show that neighboring properties' values increase, when such new and productive uses are added near them. Cities and their citizens thrive, when children can attend good local schools near home, and families patronize nearby stores. Adding housing along reliable pre-existing transit corridors reduces the strain on travelers and mitigates the traffic burden on the community as a whole. Concord will prosper when its housing is affordable to its teachers, firefighters, plumbers, store clerks, not just white collar workers and the comfortably retired.

Personally, I would like to see more, not fewer parcels added to the rezoning proposal. There are many parcels of various sizes in and near the project area, where the current zoning is obsolete. If, however, Concord is to include only 20 or so acres, there is one that may have been overlooked to date: The Contra Costa County Fire Protection District property on Treat Blvd., near the corner of Treat and Oak Grove Rd. While Firehouse 10 itself is an essential service that should stay put, the rest of the site consists of a field training facility. That is an obsolete use, in what is now a completely suburban setting. The County can and should relocate it to a more remote site.

The Fire District property is ideal for rezoning and redevelopment as multifamily housing. It is in the AFFH project area. It is walking distance from three high schools and Oak Grove Middle School. It is on a transit line, and directly across from a shopping center with Trader Joes and other stores and services. The immediate area already includes townhouses and apartments, so a development at 60 units to the acre will be fully compatible. Is County-owned property such as this subject to

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zoning regulation by the City? Even if it is not, can it be included in the AFFH proposal? With the overarching goal of increasing affordable housing stock, the City should be negotiating with the County to relocate this training facility, and should implement policies that will create affordable housing at this site, whether it happens through the AFFH rezoning or separate from it.

The City should also consider rezoning the property at 811 Tamori Lane. This large parcel fronts on Treat Blvd, just one block north of the Palm Lake Apartments which are currently included in the rezoning proposal. The project boundary should be altered slightly, to include the parcel, as it benefits from all of the same local amenities as the Palm Lake Apartments.

Thank you to you and the rest of staff for your consideration of my ideas and for your work in supporting the continued vibrancy of the City of Concord.

Best regards,

Leslie Baxter

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From: Matthew Sikes <[email protected]>
Sent: Monday, January 6, 2025 9:00 AM
To: City Clerk <[email protected]>
Subject: ATTENTION CITY COUNCIL of CONCORD

Hello,

I live in the Dana Estates neighborhood and pay taxes in Concord. My family and others depend on the US Post office and CVS in the shopping center on Treat Blvd.

Please do not close our post office. Concord traffic and lack of services are already bad enough. If you close the post office on Treat and rezone the shopping center then our area will decline in value.

Please do not exacerbate a growing problem in a decent city.

Thanks,

Matt

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From: Judie Hockel <[email protected]>
Sent: Monday, January 6, 2025 8:32 AM
To: City Clerk <[email protected]>
Subject: Attention City Council

It would be stupid to destroy the functioning businesses (Staples, USPS, CVS) at Clayton Road and Treat Blvd. in favor of more apartment housing, adding more people who would have to travel farther for amenities which could be offered to the entire area by a reconstructed and improved shopping center.

I live in Walnut Creek, but I often frequent that center to spend our money. Leave well enough alone…there and in the KMart site!!!

Judie Hockel
Sent from my iPhone

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From: Alice Adachi <[email protected]>
Sent: Monday, January 6, 2025 7:30 AM
To: City Clerk <[email protected]>
Subject: Attention City Council

Re: Bell Air Shopping Center
Please keep the businesses
U S Post Office, CVS and Staples.

Thank you,
Alice Adachi
Resident at Walnut Country/Crossing
Sent from iPhone

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From: George Nakao <[email protected]>
Sent: Monday, January 6, 2025 12:45 AM
To: City Clerk <[email protected]>
Subject: City Council

For Treat Blvd/Clayton Road shopping center. Save post office, Staples and CVS. I am elderly and lives nearby. I use those 3 places very often. Save Save Save Concord city council members!! Very convenient for me to fill prescription drugs, need office supplies, use post office frequently for mailings. Listen to all our seniors living nearby!!! It will be very inconvenient for us!!!

Sent from my iPhone

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From: Noriko Lee <[email protected]>
Sent: Monday, January 6, 2025 12:16 AM
To: City Clerk <[email protected]>
Subject: Attention City Council
For Treat Blvd/Clayton Road shopping center. Save post office, Staples and CVS. I use those 3 places quite often. Save Save Save Concord city council members!! Very convenient for us need to fill prescription drugs, need office supplies, use post office frequently for mailings. Listen to us!!!

Sent from my iPhone

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From: Jean Remotigue <[email protected]>
Sent: Sunday, January 5, 2025 11:07 PM
To: City Clerk <[email protected]>
Subject: ATTN CITY COUNCIL!
Hi,
Please rezone vacant lots at the Bel air shopping center and save the post office , CVS, and staples ! Sprouts or Trader Joe’s would be perfect there .

Jean Remotigue

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From: Mei B <[email protected]>
Sent: Sunday, January 5, 2025 10:58 PM
To: City Clerk <[email protected]>
Subject: "Attention City Council”

Save the bel air center. So not close any of the businesses there

Sent from my iPhone

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From: D Kurtz <[email protected]>
Sent: Sunday, January 5, 2025 9:57 PM
To: City Clerk <[email protected]>
Subject: Save the Pool Office

The community needs the US Post Office in the Bel Air Shopping District on Treat Blvd and Clayton Road. We need to have CVS for the Pharmacy and the Post Office.

Thank you

Sent from my iPhone

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From: Robert Miller <[email protected]>
Sent: Sunday, January 5, 2025 9:54 PM
To: City Clerk <[email protected]>
Subject: Attention city counsel:

Please do not close the post office on treat blvd in the bel air shopping center And Please do not re- zone.

The elderly in the surrounding apartments and neighborhoods depend on these stores and pharmacies.

I am a landlord, property manager and business owner who grew up in concord and owns many rentals here as well. My tenants need this shopping center. It is a huge selling point when advertising as well.

Thank you for your consideration
Sent from my iPhone

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From: Michael McDermott <[email protected]>
Sent: Sunday, January 5, 2025 9:23 PM
To: Concord City Council Email <[email protected]>; City Clerk <[email protected]>
Subject: Concord rezoning 1/7 meeting
Concord City Council members,

I am a homeowner in Turtle Creek, and I have been paying attention to this rezoning effort for several months now, as many businesses important to me and my neighbors are being threatened. I understand the city really has no choice other than to meet the 20 acre state rezoning requirement, but that should be done only by rezoning empty buildings or unused lots.

I don’t have any objections to new multi-family housing being built on vacant or unused lots like the Kmart site, the extra land adjacent to the Palms Apartments, the 2 smaller lots along Ygnacio Valley Road, the empty lot behind Strictly to-go-pizza, or rezoning part of the Cal State East Bay site. We will welcome these new neighbors.

By the way, I have been told the Cal State site wouldn’t be included because it would take too long to develop. I would suggest you push back on that! This rezoning requirement is being forced on us by the state government, and the same state government can’t be bothered to help solve the housing shortage? Rezone 20 acres of the Cal State site plus a couple other sites I mentioned and call it a day. You don’t need to ask permission to rezone the Cal State land. It is in our city boundaries. You have the authority. Just do it. Maybe that will be the spark to get the state to do more for affordable housing.

Please don’t rezone property occupied by businesses like our only neighborhood US Post Office (Bel Air center), our only neighborhood drug store (CVS in Bel Air center), our only bowling alley (Clayton Faire), our only full-service gym (Clayton Faire). Save all our businessess !!! Just rezone our empty lots and vacant buildings.

With regard to Bel Air Shopping center, the recent survey sent by the consultants only mentioned CVS, Staples, and Burger King. They failed to mention our United States Post Office, which is very busy and very much valued by thousands of people! If you rezone this shopping center, Concord could lose its only post office in the area. The new administration in Washington would not spend a dime to move this office down the street. It would be closed permanently.

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By the way, the owners of the Bel Air shopping center have finally gotten serious about updating their property. They demolished the central area in preparation for a new grocery store. I have heard rumors that Sprouts or Trader Joe’s might be interested which would be a wonderful improvement.

Rezoning could threaten these planned improvements, leaving most of Bel Air a vacant eyesore for years to come.

Finally, I would like to mention my concerns about the incomplete and misleading information the consultants have been providing to the public in their presentations, surveys, and documentation.

They have been referring to sites without naming most of the businesses potentially affected. They have described sites using names like “Bel Air shopping center” , “Clayton Faire” , or the “warehouses behind Trader Joe’s” instead of listing all the businesses affected. To get valid public input they needed to tell the public what businesses are potentially in jeopardy. They did not do that. Most people don’t even know the names of their local shopping centers! They only know the names of the retail businesses.

I think you really need to disregard findings coming from public meetings and surveys were the public was not properly informed of these impacts. These businesses are very important to the community! The post office is always busy, and the poor and elderly in the neighborhood really depend on it and the local CVS. Please don’t vote to rezone sites with businesses on them!

Thanks!!!
Mike McDermott
[email protected]

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From: Bree Durso <[email protected]>
Sent: Sunday, January 5, 2025 9:13 PM
To: City Clerk <[email protected]>
Subject: ATTN City Council - Re Zoning Vote

Dear City Council Members,

I am and longtime resident of Concord and live very close to the shopping center located in Treat Blvd in which you’re considering redoing to high density residential housing (I believe it’s set to occur on 1/7).

Please do not require this area to be high density residential housing.

Traffic is already terrible and public transportation is limited so that can’t fix the issue. The businesses there are also essential (particularly the post office) and any change in zoning may require them to shut down. Please consider the practical impact of this decision.

Thank you,
B.D.

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From: Christine Rivera <[email protected]>
Sent: Sunday, January 5, 2025 8:12 PM
To: City Clerk <[email protected]>
Subject: Please save the businesses in the shopping center at Treat Boulevard and Clayton Road. I am 83 years old and I use Staples, the post office, CVS, and Citibank all the time. It would be hard on me if all this closed. Thank you.

Sent from my iPhone

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From: Lei DelRosario <[email protected]>
Sent: Monday, January 6, 2025 7:47 AM
To: City Clerk <[email protected]>
Subject: Save CVS Staples and the USPost Office

Leila
Sent from my iPhone

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From: Jim Becker <[email protected]>
Sent: Thursday, December 19, 2024 9:45 AM
To: Ezell, Justin <[email protected]>
Subject: Support Inclusive and Affordable Housing in Concord! Assistant City Manager Justin Ezell,
Dear Concord City Council,
I am writing to let you know that RCF Connects, the regional community foundation serving Contra Costa County believes in creating a more affordable, diverse, and inclusive Concord.

For this reason, we support the AFFH goals and the City’s work to rezone sites to allow for more affordable housing to be built throughout the city, instead of being limited to lower- resource areas of Concord. I support the most recent sites that have been identified, but I strongly urge the city to consider even more sites to provide ample and flexible opportunities for affordable developers to build homes that meet the needs of current and future residents.

Ultimately, this site selection process must center on the goal of promoting more affordability. Right now, there’s not enough housing that’s affordable to most people in Concord, and that’s hurting all of us. More affordable housing in Concord means that the teachers, caregivers, retail clerks and restaurant workers who make our community run can live here, too. Young adults can stay and start families in the communities where they grew up. Seniors can remain in Concord. Nobody has to choose between paying rent and buying food. Affordable housing helps stabilize families and communities, allowing residents to invest in healthcare, education, and local businesses, benefiting the entire local economy.

This process must also help remedy the pattern of segregation in Concord. The City’s Housing Element revealed that Concord is deeply segregated by race and income: the southeastern neighborhoods are overwhelmingly White, affluent, and well-resourced, while its central and western neighborhoods are not. This is because the southeastern neighborhoods are primarily restricted to single-family homes, which have historically been denied to residents of color due to unfair public policies and lending practices. The problem of segregation has been created by zoning. It needs to be solved through zoning, too. It is important that this rezoning allows more multi-family units to be built throughout the city.

This is a key moment in the city’s history. As representatives of the City, you have the power, legal obligation, and moral imperative to break down barriers and create more access to housing for community members of all backgrounds and income levels. I urge you to offer more sites for rezoning throughout the study area and prioritize affordable housing for these sites as the process moves forward.

This is a critical step for developing a more inclusive and thriving Concord.

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Jim Becker
[email protected]
3260 Blume Drive, Suite 110
Richmond, California 94806

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From: Ginny Madsen <[email protected]>
Sent: Saturday, January 4, 2025 6:21 PM
To: City Clerk <[email protected]>; Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>; Hoffmeister, Laura <[email protected]>; Planning Commission Public Comments <[email protected]>
Subject: Support for AFFH Rezoning Configuration A, with Sites 6, 11, and 25

Dear Concord City Council Members and Planning Commissioners, My name is Ginny Madsen and I am an elderly woman, 3rd generation from the East Bay. My family has been here since the 1880's and I have rented here since 1969. In the early 2000's I rented a house on Bridge Lane in Walnut Creek but I now live in a more affordable San Leandro duplex. Five years ago, my sister, a teacher for 40 years, was able to buy a condo in Concord created from a 60's apartment complex because it was the only way she could escape precipitous rent increases. Every penny we earned over a lifetime of work now goes to trying to stay housed the area where we were born, grew up and worked.

I am writing today to express my support for the City’s Affirmatively Furthering Fair Housing (AFFH) rezoning program, and urging you to move forward with Site Configuration A, in addition to Sites 6, 11, and 25.

Thank you,

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-----Original Message-----
From: Mei B <[email protected]>
Sent: Sunday, January 5, 2025 10:58 PM
To: City Clerk <[email protected]>
Subject: "Attention City Council”
Save the bel air center. So not close any of the businesses there

Sent from my iPhone

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From: [email protected] <[email protected]>
Sent: Monday, January 6, 2025 3:33 PM
To: City Clerk <[email protected]>
Subject: City Counsil

Please do not force our businesses at the BelAir Shopping Center to close.

Please set up low income housing at other vacant property areas and let us keep our post office and CVS pharmacy in its present accessible location.

Thank you
Janie Maddalone
Bruce Maddalone
(Turtle Creek residents)

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From: Dale Borja <[email protected]>
Sent: Monday, January 6, 2025 1:58 PM
To: City Clerk <[email protected]>
Subject: Attention City Council - Bel Air Shopping Center

Please do not re-zone the Bel Air Shopping Center to eliminate CVS, Staples, the USPS office and Citibank. We frequent these stores/offices as they are conveniently located for a lot of us and have been relatively safe. Rather, please encourage other businesses such as a mini-Target or a Neighborhood Walmart to take over the recently cleared space between the USPS and CVS.

Respectfully,
Dale Borja

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From: dmarq2 <[email protected]>
Sent: Monday, January 6, 2025 12:49 PM
To: City Clerk <[email protected]>
Subject: Potential rezoning

I would like to express my opinion regarding potentially rezoning the staples,CVS, Postoffice, CIti back and wood works store.

There are plenty of vacant , unused properties that could be rezoned without upsetting local businesses that so many depend on. It would be a big mistake to rezone that property !!! My vote is to leave that property open for business only. Thank you, Dave Marquardson
4067 Susanwood Drive
Concord

Sent from my Verizon, Samsung Galaxy smartphone

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From: Chris Clark <[email protected]>
Sent: Monday, January 6, 2025 11:55 AM
To: City Clerk <[email protected]>
Subject: Attention City Council - Council Meeting January 7 - Rezoning Bel Air Shopping Center

Dear City Council Members,

I am a 46-year resident of Concord, living on Merridan Dr, which is off Babel Lane. I am responding to strongly oppose any action to rezone the Bel Air Shopping center. This includes the area containing my US Post Office, CVS Pharmacy, Staples and Citibank. These are critical businesses near my house that I use frequently. To remove them and replace them by rezoning them to HIGH DENSITY RESIDENTIAL is one of the STUPEDEST acts the City Council could take! Please allow these tax-paying businesses and the US Post Office to remain! Thank you for your consideration.

Christopher Clark
3718 Merridan Drive
Concord, CA 94518
415-637-1692

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From: Sheila Welt <[email protected]>
Sent: Monday, January 6, 2025 11:44 AM
To: City Clerk <[email protected]>
Subject: Post office on Treat Blvd in the Bel Aire Shipping Center

It is important for the residents living in the area to continue to have the Facilities that are available in this center. The Post office is essential! Seniors and those who are unable to drive need to be able to access the Post Office.

Please do NOT rezone the Bel Aire Shopping Center.

Retain our Post Office!!!!

Sincerely, Sheila Welt
1466 Hartnell Court, Concord 94521

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From: GREG MURPHY <[email protected]>
Sent: Monday, January 6, 2025 10:21 AM
To: City Clerk <[email protected]>
Subject: VERY IGNORANT TO BUILD HOUSING AT Shopping Center at Treat and Clayton Rd

ATTN CONCORD CITY CIVIC HEARINGTONITE, Jan 6th 2025 !! 1-Traffic Congestion is TOUGH ALREADY !
2-If Post Office Closes, it will be a 10 mile round trip to the Diamond Blvd P .O or a 10 mile round trip to Clayton P .O.
3- Needs UPGRADED Shopping as in Trader Joes or World Foods

Greg Murphy, Area Realtor 25 Years
EXP Realty
www.FineHomeChoices.com
Office - 925-827-9600
Cell + Text: 925-207-0876
[email protected]

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From: Spike <[email protected]>
Sent: Monday, January 6, 2025 4:28 PM
To: City Clerk <[email protected]>
Subject: Rezoning decision

Hi, I'd like to voice my support of a vote in favor of the Configuration A to rezone for more housing in Concord, so the city can accommodate more of the people who want to live there. thank you. I shop so often in Concord, more housing that makes housing more accessible to all would be fantastic in a city with such a strong commercial area.

Spike
Moraga, CA

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From: [email protected] <[email protected]> Sent: Monday, January 6, 2025 6:37 PM
To: City Clerk <[email protected]>
Subject: Attention City Council - Rezoning

To my City Council members,

I ask that the Bel Air Shopping Center not be rezoned as residential to meet the AFFH requirements.

Rezoning does not mean that the owners will sell, but it could jeopardize the potential specialty grocers (Trader Joe’s, Sprouts) of whom recent property improvements are rumored to be targeted towards enticing them to open a store in the center.

While there are empty retail spaces, there are still viable businesses in the center – CVS, Rockler and Citibank at one end and Staples and the USPS at the other, and if a specialty grocer were to move in, the center would be revitalized.

Losing these existing businesses would be a hardship for many of us who rely on having these stores/businesses in our neighborhood. For me, it can be a nice walk to go to the bank, pick up a prescription, or send a small package. Granted, much banking is now done online, cash and prescriptions can be obtained at Safeway, and mail can be dropped off and packages can be sent at the UPS store across the street. Rockler is a small specialty woodworking shop that always seems to have people shopping and holds great classes to teach the community how to craft things of use which is a lost art.

The rezoning presentation that I attended was a disappointment on many levels. Being unable to see the data was a huge disappointment – did the photos need to cover ½ the slide? Couldn’t the maps have been formatted differently to not require being within 2’ of it or and a magnifying glass?

At minimum I believe that the city should have looked at the pay levels of its own staff instead of relying on the state salary data – I don’t know of any teachers who make $94k in Contra Costa county public schools, with the possible exception of long-timers close to retirement or top administration. Perhaps the higher salaries shown at the meeting were to convince the impacted attendees that “low income” does not mean the majority of wage earners in the city, but is comprised of “professionals” .

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Below is teacher salary data I downloaded from the city’s 2024 online salary schedule, all at less than $64k/year.

Job Title Position Type
Beginning
Annual Max Annual
Assistant Teacher-Project Admin / Staff 36,117.96 43,901.52 Associate Teacher-Prj-Sub Admin / Staff 36,299.04 44,121.72 Associate Teacher-Project Admin / Staff 37,856.88 46,015.32 Early Childhood Educator-Prj Admin / Staff 49,388.76 60,032.28 Inf/Tod Master Teacher-Prj Admin / Staff 52,463.64 63,769.80 Infant Toddler Assoc Tcher-Prj Admin / Staff 37,856.88 46,015.32 Infant Toddler Teacher-Project Admin / Staff 49,388.76 60,032.28 Master Teacher-Project Admin / Staff 52,463.64 63,769.80 Teacher Asst Trainee-Project Admin / Staff 39,985.20 44,083.68 Teacher-Prj Substitute Admin / Staff 49,388.76 60,032.28 Teacher-Project Admin / Staff 49,388.76 60,032.28

Thank you for your consideration of my opinion. Please feel free to contact me if you have any questions.

Carol Oredsen
C: 925.348.3356

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From: Effie Carino <[email protected]>
Sent: Monday, January 6, 2025 8:18 PM
To: City Clerk <[email protected]>
Subject: Please Do Not Rezone Belair

Attention: CITY COUNCIL

Please do not rezone the Belair area with lots with important businesses on them! Please rezone empty buildings and vacant lots, but don’t close down our existing businesses!

Losing these businesses would be a great hardship for many, especially the poor and elderly who can’t easily drive across town.

This is a plea from an elderly resident living around the area.

Thank you.

Effie Carino

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From: Jess & Alan Madden <[email protected]>
Sent: Monday, January 6, 2025 8:44 PM
To: City Clerk <[email protected]>
Subject: Attention city counsel - Bel Air shopping center “EXTERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is safe. ”

Jessica Hofmann
4295 Chloe Dr.

Concord, CA 94518
[email protected]

Monday, January 6, 2025

Dear Members of the City Council,

My fiancé and I moved to Concord, near Treat and Lime Ridge, about a year ago. I work in tech, and my fiancé is in construction project management. Since relocating from Walnut Creek, we’ve often discussed how Concord feels quite different from the environment we experienced in our former community. While we appreciate the city’s charm, we believe it’s crucial to carefully consider its future development in a way that enhances the quality of life for residents.

We are writing to urge you to reconsider the proposal for high-density housing at the Bel Air shopping center. While we understand the need for more affordable housing in the region, we feel that the emphasis should also be on making Concord a more vibrant, thriving community with amenities that attract and retain a broad range of families and professionals.

Instead of focusing on high-density housing in this area, we suggest bringing in healthy grocery stores, such as Sprouts, as well as developing more lively businesses, similar to what has been successfully implemented in the Shadelands shopping center. These additions would provide not only practical benefits but also help foster a stronger sense of community, making Concord feel

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more like a safe, family-friendly town—one where residents are excited to live, work, and raise families.

We are concerned that focusing too heavily on low-income housing without the necessary supporting infrastructure could inadvertently shift Concord’s character, potentially making it less desirable for families and professionals looking to settle in the area. We believe Concord’s growth should prioritize balanced development that promotes both residential and commercial vitality, ensuring a safe, dynamic environment for all residents.

Thank you for considering our perspective. We hope you will carefully evaluate these concerns and work towards a development plan that best serves the future of Concord.

Sincerely,
Jessica Hofmann

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From: Josh Sonnenfeld <[email protected]>
Sent: Monday, January 6, 2025 10:00 PM
To: Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>; Hoffmeister, Laura <[email protected]>
Cc: Kelly Zhao <[email protected]>; City Clerk <[email protected]>; Ezell, Justin <[email protected]>
Subject: Thank you for combatting housing segregation in Concord (AFFH)

Dear Mayor Obringer, Concord City Councilmembers and Staff -

Ahead of your meeting tomorrow night, I wanted to send you all a quick note of appreciation and encouragement as a Concord resident, and particularly as a resident of East Concord, in support of the city's AFFH process, and ask that you move forward with the sites that have been identified, and also that you provide more sites that provide the flexible opportunities needed in support of the program's goals of building more inclusive neighborhoods.

I'm reaching out because I want to speak for what I believe to be the majority of Concord residents who really pride ourselves in having a diverse city that provides opportunities for hardworking families from every background to have a safe place to call home, to send their kids to quality public schools, and to have the opportunity to build a better life.

We all know that many suburbs, Concord included, were built upon a foundation of racial exclusion, and that it wasn't until the 1968 Fair Housing Act, 1977 Community Reinvestment Act and later legislation that these explicitly racist housing policies and practices were banned. And that the AFFH program came directly out of this time period, as an important strategy to advance these goals of desegregation. Some may think that we are not responsible for what happened in the past. But the data is very clear that the legacy of housing segregation has persisted, with wealth passed down disproportionally through generations, that has also contributed to segregation in our schools, in employment, and many other aspects of life in our community.

We have a moral responsibility to act to repair this harmful legacy -- and create a more equal Concord. I believe this is not just the right thing to do-- but will also make Concord an even more

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vibrant place to live. While some of our neighboring cities may pride themselves in their exclusivity, we should pride ourselves in our inclusivity. An important way we can do that is through building more affordable housing throughout the city, and especially in wealthier, less diverse neighborhoods like my own.

We have so much opportunity in Concord, if we can just unlock the possibility of better land use.

The former K-Mart site, not far from my house, is a perfect example of this. Years of sitting empty is not benefiting the city, the property owner, and certainly not our neighborhood. Let's make use of this property to build a project that creates hundreds of affordable housing units, carefully integrates with adjacent local businesses (more customers!), connects with transit, and adds more community space and walkability to the neighborhood. And then let's do this again throughout the city.

Thank you for your hard work on this process and helping to advance a more inclusive Concord.

With appreciation,

Josh Sonnenfeld
Ayers Neighborhood
Concord

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-----Original Message-----
From: Jean Remotigue <[email protected]>
Sent: Sunday, January 5, 2025 11:07 PM
To: City Clerk <[email protected]>
Subject: ATTN CITY COUNCIL!

Hi,
Please rezone vacant lots at the Bel air shopping center and save the post office , CVS, and staples ! Sprouts or Trader Joe’s would be perfect there .

Jean Remotigue

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From: Susie Hollister <[email protected]>
Sent: Monday, January 6, 2025 10:12 PM
To: City Clerk <[email protected]>
Subject: Attn City Council

PLEASE don’t rezone the Bel Air shopping center property at the corner of Treat and Clayton Rd. I use that CVS and Citi bank because it is walking distance from my house. There are many properties that are vacant and don’t have active business on them in the area. Those need to be properly zoned to attract housing and other business.

Thank you for your consideration,
Susan Hollister
Sent from Susie's iPhone

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From: sara gurdian <[email protected]>
Sent: Monday, January 6, 2025 4:43 PM
To: Ezell, Justin <[email protected]>
Subject: Contra Costa Budget Justice Coalition Supports Inclusive and Affordable Housing in Concord!

Assistant City Manager Justin Ezell,
Dear Concord City Council,
I am writing to let you know that our coalition believes in creating a more affordable, diverse, and inclusive Concord. We support the residents and our many partner organizations in East Contra Costa who are advocating to the City of Concord for affordable housing. The AFFH goals and the City’s work to rezone sites to allow for more affordable housing to be built throughout the city, instead of being limited to lower-resource areas of Concord. I support the most recent sites that have been identified, but I strongly urge the City to consider even more sites to provide ample and flexible opportunities for affordable developers to build homes that meet the needs of current and future residents.

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This is a critical step for developing a more inclusive and thriving Concord. sara gurdian
[email protected]
1150 Brookside Drive
Latino/Latina/Latinx, California 94806

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From: Karen Hernandez <[email protected]>
Sent: Monday, January 6, 2025 10:24 AM
To: Ezell, Justin <[email protected]>
Subject: Support Inclusive and Affordable Housing in Concord!

Assistant City Manager Justin Ezell,
Dear Concord City Council,
I am writing to let you know that I believe in creating a more affordable, diverse, and inclusive Concord. For this reason, I support the AFFH goals and the City’s work to rezone sites to allow for more affordable housing to be built throughout the city, instead of being limited to lower-resource areas of Concord. I support the most recent sites that have been identified, but I strongly urge the City to consider even more sites to provide ample and flexible opportunities for affordable developers to build homes that meet the needs of current and future residents.

This is a key moment in the city’s history. As representatives of the City, you have the power, legal obligation, and moral imperative to break down barriers and create more access to

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housing for community members of all backgrounds and income levels. I urge you to offer more sites for rezoning throughout the study area and prioritize affordable housing for these sites as the process moves forward.

This is a critical step for developing a more inclusive and thriving Concord.

Karen Hernandez
[email protected]
2473 Acacia Dr
Concord, California 94520

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From: Roxanne Carrillo Garza <[email protected]> Sent: Monday, January 6, 2025 9:32 AM
To: Ezell, Justin <[email protected]>
Subject: Support Inclusive and Affordable Housing in Concord! “EXTERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is safe. ”

This is a key moment in the city’s history. As representatives of the City, you have the power, legal obligation, and moral imperative to break down barriers and create more access to

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This is a critical step for developing a more inclusive and thriving Concord.

Roxanne Carrillo Garza
[email protected]
33 Carte Pl
Pleasant Hill, California 94523

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From: Tony Bravo <[email protected]>
Sent: Monday, January 6, 2025 12:15 PM
To: Ezell, Justin <[email protected]>
Subject: Support Inclusive and Affordable Housing in Concord!

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This is a critical step for developing a more inclusive and thriving Concord.

Tony Bravo
[email protected]
Detroit Avenue
concord, California 94520

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From: Wetherell, Ian <[email protected]>
Sent: Monday, January 6, 2025 5:02 PM
To: Concord City Council Email <[email protected]> Subject: Excited for tomorrow's meeting
“EXTERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is safe. ”

Hello city councilmembers, hope you had a wonderful holiday season and are excited as we enter into 2025. Thanks for all that you’ve been doing on our behalf to satiate the requests of the state for Fair Housing while respecting your constituents desires and beliefs. In hosting Laura Nakamura at the Crossings clubhouse late last year, we talked through the initiative from the state and how it bleeds down to our great city. Some phrasing that I think proved effective was to say “if we don’t do this, we don’t get the funding from the state, and the net of that is that would mean increased taxes here in the city” . Once that fact gets realized by attendees, they sit back and reflect, which allows the rest of the ideas to come into the fore. I am not in town tomorrow but plan on attending via Zoom. Happy to help this process along however I can, and thank you again for your diligence on this issue (among others).

Ian B. Wetherell, CRPC, SE-AWMA®, AIF®
Partner, Wealth Advisor
Toll Free: 888-989-9168
Local: 925-575-8881
Text: 925-255-1575
Fax: 888-989-9928
mcfinancialpartners.com | [email protected] | View
LinkedIn Profile
Let’s schedule some time together, click HERE for my
calendar
California Insurance License #1870912

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1855 Gateway Blvd, Suite 570 | Concord, CA 94520
Honolulu - by appointment only
Ian Wetherell is a registered representative with, and
securities offered through, LPL Financial, Member
FINRA/SIPC.

The information contained in this e-mail message is being transmitted to and is intended for the use of only the
individual(s) to whom it is addressed. If the reader of this message is not the intended recipient, you are hereby
advised that any dissemination, distribution or copying of this message is strictly prohibited. If you have received this message in error, please immediately delete.

Securities offered through LPL Financial Member FINRA/SIPC

The information contained in this email message is being transmitted to and is intended for the use of only the individual(s) to whom it is addressed. If the reader of this message is not the intended recipient, you are hereby advised that any dissemination, distribution, or copying of this message is strictly prohibited. If you have received this message in error, please immediately delete.

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From: Lisa Dadgar <[email protected]>
Sent: Tuesday, January 7, 2025 9:49 AM
To: City Clerk <[email protected]>
Subject: Attention City Council: Please do NOT rezone Bel Air Shopping Center

Dear City Council ,

I am writing to respectfully ask you please do NOT rezone Bel Air Shopping Center on Treat Blvd.

The Post Office, CVS etc are all important businesses that are busy and used often (including myself) by the population .

Losing these businesses would be a great hardship for many, including myself. I like that the area is still safe for people to use as well. They are also walkable for many people that don't have cars , etc the elderly who can't drive all around town, etc.

The property owners are finally doing some work on the middle part in preparation for a new store ( possibly grocery) to go in .

Fine to rezone empty buildings and vacant lots, but please don't close down our local and widely used and needed businesses!

Thank you
Sincerely
Lisa Dadgar
Constituent and Concord Resident of 26 years

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From: Sarwan Wason <[email protected]>
Sent: Tuesday, January 7, 2025 10:46 AM
To: City Clerk <[email protected]>
Subject:
“EXTERNAL EMAIL: This email originated from outside of the City of Concord. Do not follow guidance, click links, or open attachments unless you recognize the sender and know the content is safe. ”

Please don't close CVS and post office on Treat Blvd. By Converting the area to residential zone. We need the PO and CVS there.

Thanks

Sarwan Wason

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From: Tom Tait <[email protected]>
Sent: Tuesday, January 7, 2025 1:39 PM
To: City Clerk <[email protected]>
Subject: Bel Air Shopping Center

Dear Clerk of the Court,
I would Mich prefer that the Bel Air shopping center continue to zoned for commercial rather than residential. A trader Jos there would be absolutely fantastic. Thank you for your consideration.

Thomas Tait
1283 Windermere Way
Concord

Sent from Yahoo Mail for iPhone

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From: Alex <[email protected]>
Sent: Tuesday, January 7, 2025 2:42 PM
To: City Clerk <[email protected]>; Obringer, Carlyn <[email protected]>; Nakamura, Laura <[email protected]>; Aliano, Dominic <[email protected]>; Benavente, Pablo <[email protected]>
Subject: Comments for the Joint Meeting of the Concord City Council and the City of Concord Planning Commission

Councilmembers,

I am a lifelong resident and homeowner in Concord. I was born and raised here. My parents bought a house in Concord in the early '90s because the city offered abundant, affordable housing. So did two of my aunts and an uncle.

When my wife and I had our third child, we realized it was time to settle down and buy a home. We chose Concord because it's where our families are, and we were fortunate enough to be able to afford it.

But my brother, sister, and three cousins, who also grew up here, haven’t been as lucky. The housing crisis has forced them out of the city they call home. I worry my own three boys will face the same future. If we don’t address this crisis, they too will be pushed out of Concord.

That’s why I support our rezoning efforts. For Concord to thrive, it must remain a place where families can afford to put down roots and where children who grew up here can afford to stay. The first step to making that a reality is building more housing.

Alex Gude
Concord Resident, District 4

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From: snickerdad <[email protected]>
Sent: Tuesday, January 7, 2025 2:42 PM
To: City Clerk <[email protected]>
Subject: Re-zoning

Please do not re-zone the Bell Aire shopping center.

Julian Gelber
4069 Salem St
Concord, Ca.

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City of Concord Rezoning Project | 1
Presentation Slides for
Tonight’s Meeting:

FAQs for the AFFH
Program:

Agenda Item No. 3.a
Benched PowerPoint Presentation
January 7, 2025

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City of Concord Rezoning Project | 2
Affirmatively Furthering Fair
Housing Rezoning Project
El Proyecto de Rezonificación
Promoviendo Afirmativamente la Vivienda Justa
City Council and Planning Commission Study Session
Sesion de Estudio del Ayuntamiento y Comisión de Planificación January 7, 2025
7 de enero de 2025

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City of Concord Rezoning Project | 3
• Provide b ackground on the Project
Proporcionar antecedentes sobre el Proyecto
• Share wha t we heard so far about:

Meeting Objectives
Objetivos de la Reunion

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City of Concord Rezoning Project | 4
Project Background
Fondo del Proyecto

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City of Concord Rezoning Project | 5
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • State law requires cities to plan for the housing needs of a
ll economic segments of the community by adopting
policies and programs that promote housing
development and remove barriers to affordability
La ley estatal requiere que las ciudades planifiquen las necesidades de vivienda de todos los segmentos económicos de la comunidad adoptando políticas y programas que promuevan el desarrollo de viviendas y eliminen las barreras a la asequibilidad. • The law mandates that cities comply by adopting a
H
ousing Element, updated every eight years, that plans
for the projected housing needs determined by the
Regional Housing Needs Assessment (RHNA)
La ley exige que las ciudades cumplan adoptando un Elemento de Vivienda, que se actualizado cada ocho años, que planifica las necesidades de vivienda proyectadas determinadas por la Evaluación de Necesidades de Vivienda Regional (RHNA).

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City of Concord Rezoning Project | 6
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • AB 686, signed into law in 2018, requires cities to
“
Affirmatively Further Fair Housing” as a part of their
updated Housing Element
La AB 686 (2018) requiere que las ciudades "Promuevan Activamente la Vivienda Justa" como parte de su Elemento de Vivienda actualizado. • Affirmatively Furthering Fair Housing (AFFH), by this new la
w, requires that cities actively promote fair housing and eliminate discrimination, ensuring equal access to
housing opportunities for all
Promover Activamente la Vivienda Justa (AFFH), por ley, exige que las ciudades fomenten la vivienda justa y eliminen la discriminación, garantizando el acceso equitativo a oportunidades de vivienda para todos.

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City of Concord Rezoning Project | 7
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • As part of the Housing Element and AB 686, the City was required to c
onduct an AFFH analysis on a variety of housing issues. This analysis identified disparities in access to opportunities between the central/western and southeastern portions of the city
• Pursuant to AB 686, the City is required
to address these disparities
(race, income, etc.)
Como parte del Elemento de Vivienda y AB 686, la Ciudad estaba obligada a realizar un análisis de AFFH en una varieded de temas de vivienda. Esta análisis identifico disparidades en el acceso a oportunidades entre las porciones central y oeste y sureste de la ciudad. De conformidad con AB 686, la ciudad está obligada a abordar estas disparidades.

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City of Concord Rezoning Project | 8
City of Concord Housing Element (2023-2031)
El Elemento de Vivienda de la Ciudad de Concord (2023-2031) • Detailed feedback from the State required the
C
ity to create a meaningful program with
geographic targeting to promote housing
mobility and reduce barriers to higher
opportunity and income areas, which guided
the development of this AFFH program
Los comentarios detallados del Estado exigieron a la ciudad crear un programa significativo con enfoque geográfico para promover la movilidad de vivienda y reducir las barreras en áreas de mayores oportunidades e ingresos, lo que guió el desarrollo de este programa AFFH.

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City of Concord Rezoning Project | 10
• Subsidized housing units Unidades de vivienda subsidiada • Rezoning church sites R ezonificación de sitios de iglesias • Rezoning parks/open space Rezonificación de parques/espacios abiertos • Rezoning public properties Rezonificación de propiedades públicas • Rezoning school sites Rezonificación de sitios escolares • Naval Weapons Station Estación Naval de Armas
• Cal State University EB Universidad Estatal de California, East Bay Alternative Programs Considered but Not Pursued Due to
Constraints or Greater Impacts
Programas alternativos considerados pero no implementados debido a limitaciones o mayores impactos

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City of Concord Rezoning Project | 12
Risks for Not Implementing AFFH Program
Riesgos de no aplicar el programa AFFH
Increased emphasis on enforcement by the State
and HCD
Potential risks include:
• Decertifying the City’s Housing Element for
non-compliance. Developers may be able to
bypass local zoning regulations through
“builder’s remedy”
• Loss of funding for infrastructure,
transportation, and housing program
• Fines for not having a certified housing element
Mayor énfasis en la aplicación de la ley por parte del Estado y el HCD Los riesgos potenciales incluyen:
• La descertificación del Elemento de Vivienda de la Ciudad. Los constructores podrían eludir las normativas locales de zonificación mediante el "remedio del constructor."
• La pérdida de financiación para infraestructuras, transporte y el programa de vivienda.

Are there risks for not
implementing the AFFH Program?
¿Existen riesgos por no realizar el programa de AFFH?
For more information, visit: https://www.cityofconcord.org/DocumentCenter/View/11736/FAQs

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City of Concord Rezoning Project | 13
Project Phases
Fases del Proyecto
• Selección de sitios
• Análisis y selección de sitios
• Análisis de viabilidad
• Análisis del impacto fiscal
• Alternativas de rezonificación
• Alternativa de rezonificación
p
referida
• Aviso de preparación
• Descripción del proyecto
• Informe de impacto ambiental
• Respuesta a los comentarios y
MMR
P
• Análisis del transporte
• Mapa del Plan General
• Distritos de zonificación/mapa
YOU
ARE
HERE

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City of Concord Rezoning Project | 14
• 6 c ommunity workshops – 3 in person at Centre
Concord, 3 virtual
6 talleres comunitarios - 3 en persona en Centre Concord, 3 virtualmente • 1 S panish -language workshop at Monument Impact
1 taller comunitaro solamente en Español en Monument Impact • 14 s takeholder and community partner meetings,
including non-profit and service organizations, business organizations, potential site owners, and developers
14 reuniónes con grupos interesados y grupos de la comunidad, incluidas organizaciones sin ánimo de lucro y de servicios, organizaciones empresariales, proprietarios y constructores
• 4 C ity Council Ad Hoc and 1 City Council Meeting
4 reuniónes con el grupo "Ad Hoc" del Ayuntamiento y 1 reunión con el Ayuntamiento
• 3 o nline community surveys
3 encuestas comunitarias
Community Engagement Activities To-Date
Actividades de participación comunitaria hasta la fecha ~3,200
community touchpoints
Puntos de contacto con la comunidad

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City of Concord Rezoning Project | 15
• City News and Activity Guide x3 – a ll postal addresses in city
Guía de noticias y actividades de la ciudad x3 - todas las direcciones postales de la ciudad • Social media posts on N extDoor and Facebook
Publicaciones en las redes sociales NextDoor y Facebook • City e- newsletter sent to 10,000 subscribers
Boletín electrónico de la ciudad enviado a 10,000 suscriptores • Notices to property owners
Avisos a los proprietarios
• Alternatives. 7,000 postal notices within 500 feet of 25 sites
• Sites for Consideration. 7,000 postal notices within
500 feet of 25 sites and 3,000 within 1,000 feet of
the 7 sites
• Tonight’s meeting. 3,000 within 1,000 feet of the 7
s
ites
• Phase 2: A lternativas . 7,000 avisos postales a menos de 500 pies de los sitios • Phase 3: Sitios Bajo Consideracion. 3,000 av isos postales a menos 1,000 pies de los sitios
Notifications
Notificaciones

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City of Concord Rezoning Project | 16
Study Area Development
Desarrollo del Área de Estudio
CA Tax Credit Allocation Committee Opportunity Areas
El Comité de Asignación de Crédito Fiscal de California Áreas de Oportunidades
Racially Concentrated Areas of Affluence
Áreas de Concentración Racial de Afluencia

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City of Concord Rezoning Project | 17
AFFH Program Study Area
Área de Estudio del Programa AFFH

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City of Concord Rezoning Project | 18
Rezoning / Overlay Area
Área de Rezonificación
Study Area = ~6,900 acres
35% of city
Área total = ~6,900 acres
35% de la CiudadStudy Area
Overlay Area = ~20 acres

0.3% of study area
Área total = ~20 acres

0.3% del área de estudio
Citywide Area City = ~19,600 acres
Área total = ~19,600 acres

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City of Concord Rezoning Project | 19
The Housing Overlay Zone would allow higher density residential uses in addition to base zoning regulations (what’s already allowed) encouraging multifamily and affordable housing development projects. No change to base zoning.

Overlay zones can:
• Share boundaries with the base zone or split zone sites. • Control various factors, including permitted uses, density, and development standards.

De
nsity bonuses can be applied above the housing overlay zone standards.

Rezoning Approach = Housing Overlay
Enfoque de rezonificación = Clasificación de zona para vivienda superpuesta

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City of Concord Rezoning Project | 20
Examples of the Potential Densities
Ejemplos de Densidades Potenciales
Renaissance Square Phase II
Concord, CA
Density: 65 du/ac
Densidad: 65 du/ac
Height: 4-5 stories
Altura: 4-5 pisos
100 First Street
Los Altos, CA
Density: 50 du/ac
Densidad: 50 du/ac
Height: 3 stories
Altura: 3 pisos
Mabuhay Court
Santa Clara, CA
Density: 55 du/ac
Densidad: 55 du/ac
Height: 4 stories
Altura: 4 pisos

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City of Concord Rezoning Project | 21
• Regularly updated FAQ on website
• cityofconcord.org/AFFH-FAQ
• Preguntas f recuentes actualizadas periódicamente en el sitio web
Project Frequently Asked Questions
Preguntas frecuentes sobre el proyecto

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City of Concord Rezoning Project | 22
Phase 1: Site Identification
Fase 1: Identificación de sitios

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City of Concord Rezoning Project | 23
• Project webpage / Sitio web del proyecto
• https://www.cityofconcord.org/AFFH
• Community Workshops / Talleres Comunitario
• At the Centre Concord on April 22, 2024 /
En la Centre Concord en 22 de abril de 2024
• Virtual on April 25, 2024 / Virtual en 25 de abril de 2024 • Stakeholder Meetings / Reuniónes de Partes Interesadas • 5 meetings / 5 reuniónes
• 21 participants from 17 groups /21 participantes de 17 grupos
• Community Survey / Encuesta Comunitaria
• Open May 5 to May 24 / Abieto 5 de mayo hasta 24 de mayo • 362 participants / participantes
• City Council Meeting / Reunión del consejo municipal
• June 11 / 11 de junio
Community Engagement Activities in Phase 1
Actividades de Participación Comunitaria

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City of Concord Rezoning Project | 24
• Transit access and frequency / Acceso y
frecuencia del tránsito
• Walk access to parks, schools, and
g
rocery stores / Acceso a pie a parques,
escuelas y supermercados
• Building and parcel vacancy / Edificio y
parcela vacante
• Developer interest / Interés del
desarrollador
• Opportunity sites / Sitios de oportunidad
• Parcel size / Tamaño de parcela
• Environmental hazards / Peligros
ambientales
Important Indicators to Selecting Sites
Indicadores Importantes para Seleccionar Sitios

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City of Concord Rezoning Project | 25
• Kmart Site
• CVS and Staples Shopping Center / Centro
commercial con CVS y Staples
• Clayton Faire
• Intersection of Treat Blvd and Oak Grove
R
d / Intersección de Treat Blvd y Oak Grove Rd
• Warehouses behind Trader Joe’s / Almacenes
detrás de Trader Joe's
Potential Sites Identified by the Community
Sitios potenciales identificados por la comunidad

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City of Concord Rezoning Project | 26
Indicators
Indicadores
Parcel Size / Tamaño de Parcela
Existing Use and Zoning /
Uso Existente y Zonificación
6th Cycle Housing Element Sites /
Sitios de Elemento de Vivienda de Sexto Ciclo
Flood Hazard /
Peligro de Inundación
Fault Zone / Zona de Falla
Landslides / Derrumbes
Opportunity Sites /
Sitios de Oportunidad
Transit Access / Acceso de Tránsito
School Access / Acceso a la Escuela
Park Access / Acceso al Parque
Grocery Store Access /
Acceso al Supermercado

ACCESS AND AMENITIES /

EXISTING CONDITIONS /

CONDICIONES EXISTENTE

LAND USE AND ZONING /

USO DEL TERRENO Y ZONAS

ENVIRONMENTAL CONSTRAINTS
/ LIMITACIONES AMBIENTALES

OTHER FACTORS /

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City of Concord Rezoning Project | 27
Less Suitable Sites
Sitios Menos Adecuados
More Suitable
Sites
Sitios Más Adecuados
Site Selection Map
Mapa de sitios seleccionados

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City of Concord Rezoning Project | 28
Phase 2: Alternatives
Fase 2: Alternativas

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City of Concord Rezoning Project | 29
• 9/12; 9/17: Stakeholder Meetings (13
a
ttendees)
• Chamber of Commerce
• EBHO
• EBASE
• Hope Solutions
• CSU East Bay
• Raise the Roof Coalition
• 9/16: In Person Workshop (180 attendees)
• 9/19: Virtual Workshop (156 attendees)
• 10/2: Spanish Language Workshop at
Mo
nument Impact (19 attendees)
• Community Survey – La unched 9/19 to
10/11
• 427 survey responses
Community Engagement Activities in Phase 2
Actividades de Participación Comunitaria en Fase 2

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City of Concord Rezoning Project | 30

1. Kmart

2. Clayton Faire

3. Staples, CVS, Auto repair,
Burger King

4. TJ Maxx and other sites /
TJ Maxx y otros sitios

5. Carwash at Matheson and
Clayton / Lavado de coches
en Matheson y Clayton

6. Dental Offices at Treat &
Oak Grove / Consultorios
dentales en Treat y Oak
Grove

7. Warehouses behind
Trader Joe’s / Almacenes
detrás de Trader Joe's

8. Palm Lake Apartment
Homes Infill / Añadir
viviendas al sitio Palm Lake
Apartment

9. Fair Oaks Church / Iglesia
de Fair Oaks

10. Vacant Site at Landana &
Mulberry / Sitio vacío en
Landana y Mulberry

11. Office at Cowell and Treat
/ Oficina en Cowell y Treat

12. Office at Cowell and
Larwin / Oficina en Cowell
y Larwin

13. School at Cowell / Escuela
en Cowell

14. Motel at Willow Pass /
Motel en Willow Pass

15. Garage at Wharton Way /
Garaje en Wharton Way

16. Vacant Site at Kirker Pass
& Myrtle / Sitio vacío en
Kirker Pass y Myrtle

17. Residential Sites at 1454 &
1456 Bel Air Drive / Sitios
residenciales en 1454 y
1456 Bel Air Drive

18. Residential Site at 1539
Kirker Pass / Sitio
residencial en 1539 Kirker
Pass

19. Preschool at Clayton and
Heather / Centro pre
escolar en Clayton y
Heather

20. Gas station and Mini mart
/ Gasolinera y Mini mart

21. Hunan Restaurant /
Restaurante Hunan

22. Strictly to Go Pizza and
Strip Mall / Pizzeria Strictly
To Go y centro comercial
en Clayton

23. Strip Mall at Clayton and
Bailey / Centro commercial
en Clayton y Bailey

24. First Lutheran Church /
Iglesia Luterana en
Concord Blvd

25. Holy Cross Lutheran
Church / Iglesia Luterana
Santa Cruz
Phase 2: All Sites Under Consideration
Fase 2: Todos los sitios anterioremente bajo estudio
23 24
25 14
15 16
20 21
22 1
2 3
10 7
8 9
17 18
19 11
12 13
4 5
6

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City of Concord Rezoning Project | 31
• All sites allow housing
• Densities range from 10
t
o 40 du/ac
• All sites will maintain
the
ir existing zoning
Phase 2: All Sites Under Consideration
Fase 2: Todos los sitios anterioremente en estudio
23 24
25 14
15 16
20 21
22 1
2 3
10 7
8 9
17 18
19 11
12 13
4 5
6 • Todos l os sitios permiten
viviendas
• Las de nsidades oscilan entre
10 a 40 unidades por acre

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City of Concord Rezoning Project | 32
Phase 2: Alternatives
Alternativas en fase 2
1: Concentrated Development
on Clayton Road
2: Distributed Development on
Clayton Road and Treat Blvd
3: Distributed Development on
Small Sites
4: High/Highest TCAC Areas +
RCAA
5: High/Highest TCAC Areas +
RCAA (Expanded)

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City of Concord Rezoning Project | 33
Phase 2: Alternatives Summary
Resumen de alternativas en fase 2
#1 Concentrated
Development on
Clayton Road
30%
#2 Distributed
Development on
Clayton Road and
Treat Boulevard
15%
#3 Distributed Development
on Small Sites
10%
#4 High/Highest
TCAC Areas and
RCAA
9%
#5 High/highest
Areas and RCAA
(Expanded)
7%
No Response
29%

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City of Concord Rezoning Project | 34
#1 Concentrated
Development on
Clayton Road
47%
#2 Distributed
Development on
Clayton Road and
Treat Boulevard
21%
#3 Distributed
Development on
Small Sites
15%
#4 High/Highest
TCAC Areas and
RCAA
9%
#5 High/Highest TCAC
Areas and RCAA
(Expanded)
8%
#1 Concentrated
Development on
Clayton Road
12%
#2 Distributed
Development on
Clayton Road and
Treat Boulevard
12%
#3 Distributed
Development on
Small Sites
9%
#4 High/Highest
TCAC Areas and
RCAA
38%
#5 High/Highest
TCAC Areas and
RCAA (Expanded)
29%
Phase 2: Alternatives Summary
Resumen de alternativas en fase 2
Homeowner Renter
Responses = 34 rentersResponses = 258 homeowners

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City of Concord Rezoning Project | 35
Why Alternatives 1 and 2?
¿Por qué las alternativas 1 y 2?
"Should help with traffic by
dispersing some
[development] to outlying
areas"
/ Debe ayudar con el tráfico
mediante la dispersión de algunos
[desarrollo] a las zonas alejadas
"Clayton Road...has public
transit; this can't be done
without transit"
/ "Clayton
Road... tiene tránsito público; esto no
se puede hacer sin tránsito"
"It makes sense to have
fewer concentrated areas
sites than more spread
out"
/ "Tiene sentido tener menos
sitios en áreas concentradas que más
dispersos"
"Clayton Rd has access to several
shops, stores, and public
transportation. Some of the
smaller sites do not have access
to such things"
/ Clayton Rd tiene acceso
a varias tiendas, comercios y transporte público.

Algunas de las zonas más pequeñas no tienen
acceso a estos servicios
"Minimum impact with
minimum sites"
/ "Impacto
mínimo con sitios mínimos"

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City of Concord Rezoning Project | 36
Why Alternatives 4 and 5?
¿Por qué las alternativas 4 y 5?
"[These] locations maximize
space and are close to other
amenities"
/ [Estas] ubicaciones
maximizan el espacio y están cerca de otros
servicios
"I want to see this process
actually impact segregation
and affordability in Concord"
/
Quiero que este proceso tenga un impacto
real sobre la segregación y la asequibilidad
en Concord
"Many parcels [should be
made] available since not all of
them will be developed"
/
Muchas parcelas [deben ser puestas] a
disposición ya que no todas ellas serán
desarrolladas
"I want the City to prioritize sites for rezoning
that are actually in segregated or exclusionary
neighborhoods with access to opportunities and
resources as demonstrated by their designation
as RCAAs or High Resource TCAC Areas"
/ Quiero que
la Ciudad dé prioridad a los sitios para la rezonificación que están realmente en barrios segregados o excluyentes con acceso a oportunidades y recursos como lo demuestra su designación como RCAAs o Áreas de Alto Recurso TCAC

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City of Concord Rezoning Project | 37
Phase 3: Sites Previously
Considered
Fase 3: Sitios bajo consideración

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City of Concord Rezoning Project | 38
• 10/28: In Person Workshop (190
a
ttendees) Taller en persona (190 participantes)
• 10/30: Virtual Workshop (150
a
ttendees) Taller virtual (150 participantes)
• Community Survey – Op en 10/16
to 11/8 Encuesta comunitaria abierta del 16 de octubre al 11 de noviembre
• 1,620 survey responses / respuestas
Community Engagement Activities in Phase 3
Actividades de Participación Comunitaria en Fase 3

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City of Concord Rezoning Project | 39
Phase 3: Sites Previously Considered
Fase 3: Sitios bajo consideración
1 2
7 8
Sites for Consideration

1. Kmart

2. Clayton Faire

7. Warehouses behind Trader Joe’s / Almacenes
detrás de Trader Joe’s

8. Palm Lake Apartment Homes Infill / Añadir
viviendas al sitio Palm Lake Apartment
4 # of sites
Número de sitios
20 area in acres
Área total
1,200
up to dwelling units
viviendas

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Page 561 of 586 ends

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City of Concord Rezoning Project | 43
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton Faire Warehouses
behind Trader
Joe's
Palm Lake
Apartment
Homes Infill
All Responses vs. Limiting to 3 per IP Address
Todas las respuestas comparadas con la limitación a 3 por dirección IP All Responses / Todas las respuestas
Responses = 1,400 (all); 1,214 (limited to 3)
Dissatisfied / Very Dissatisfied Neutral Satisfied / Very Satisfied 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kmart Clayton Faire Warehouses
behind Trader
Joe's
Palm Lake
Apartment
Homes Infill
Limited to 3 Responses per IP Address /
Limitado a 3 por dirección IP
Satisfecho / Muy satisfechoInsatisfecho / Muy insatisfecho Page 564 of 586 City of Concord Rezoning Project | 44
Alternative Sites

3. Staples, CVS, Auto repair, Burger King

16. Vacant Site at Kirker Pass & Myrtle
(highest rated site)
/ Sitio vacío en Kirker Pass y Myrtle

18. Residential Site at 1539 Kirker Pass / Sitio
residencial en 1539 Kirker Pass
Phase 3: Alternative Sites Previously Considered
Sitios alternativos
16 3
18

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City of Concord Rezoning Project | 45
Options for Consideration
Opciones a considerar

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City of Concord Rezoning Project | 46
Phase 3: Sites for Consideration
Fase 3: Sitios bajo consideración
1 2
7 8
Phase 3: Sites for Consideration

1. Kmart (8 acres)

2. Clayton Faire (4 ac.)

7. Warehouses behind Trader Joe’s (5 ac.) /
Almacenes detrás de Trader Joe’s

8. Palm Lake Apartment Homes Infill (3 ac.) /
Añadir viviendas al sitio Palm Lake Apartment
4 # of sites
Número de sitios
20 area in acres
Área total
1,200
up to dwelling units
viviendas

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City of Concord Rezoning Project | 47
Remaining Sites / Sitios restantes

1. Kmart (8 acres)

2. Clayton Faire (4 ac.)

8. Palm Lake Apartment Homes Infill (3 ac.) /
Añadir viviendas al sitio Palm Lake ApartmentRemove / Remover

1. Kmart (8 acres)

2. Clayton Faire (4 ac.)

7. Warehouses behind Trader Joe’s (5 ac.) /
Almacenes detrás de Trader Joe’s

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City of Concord Rezoning Project | 48
Sites: 1. Kmart
Sitio 1: Kmart
Kmart Site
Clayton Rd. / Ayers Rd.

TCAC: High / Alto RCAA: No / No
Area: ~7.9 acres (of ~13 acres)
Área: ~7.9 acres (de ~13 acres)
Capacity: 188 (existing); 471 (with rezoning @60 du/ac) Capacidad Estimada: 310 (existente), 470 (@60 du/ac)

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City of Concord Rezoning Project | 49
Sites: 2. Clayton Faire
Sitio 2: Clayton Faire
Clayton Faire
Clayton Rd. / Balhan Dr.

TCAC: High / Alto RCAA: No / No
Area: 4 acres (of ~9 acres)
Área: 4 acres (de ~9 acres)
Capacity: 99 (existing); 248 (with rezoning @60 du/ac)
Capacidad Estimada: 170 (existente), 250 (@60 du/ac)

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City of Concord Rezoning Project | 50
Sites: 8. Palm Lake Apartment Homes Infill
Sitio 8: Añadir viviendas al sitio Palm Lake Apartment
Palm Lake Apartment Homes Infill
Treat Blvd. / Oak Grove Rd.

TCAC: Highest / Alto RCAA: Yes / Si
Area: 3 acres (of ~13 acres)
Área: 3 acres (de ~13 acres)
Capacity: 300 existing units, 96 additional allowed (existing); 174 – 472 (with rezoning @60 du/ac)
Capacidad Estimada: 300 viviendas existentes, 110 adiciones permitas, 180 nuevas (@60 du/ac)

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City of Concord Rezoning Project | 51
Phase 3: All Sites Under Consideration
Todos los sitios en estudio
Sites for Consideration

1. Kmart

2. Clayton Faire

8. Palm Lake
Apartment Homes Infill
/ Añadir viviendas al
sitio Palm Lake
Apartment
Alternative Sites

3. Staples, CVS, Auto
repair, Burger King (in
low resource area)

16. Vacant Site at Kirker
Pass & Myrtle / Sitio
vacío en Kirker Pass y
Myrtle

18. Residential Site at
1539 Kirker Pass / Sitio
residencial en 1539
Kirker Pass
16 1
2 3
8 18

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City of Concord Rezoning Project | 52
16 1
2 8
18 Configurations
Configuraciones
#A: Add Both Kirker Pass Sites /
Añadir los dos

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill (at 3 ac.)

16. Vacant Site at Kirker Pass & Myrtle (at 1
ac.)

18. Residential Site at 1539 Kirker Pass (at 1
ac.)

5 # of sites
Número de sitios
18 area in acres
Área total
1,090
up to dwelling units
viviendas

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City of Concord Rezoning Project | 53
1 2
3 8
18 Configurations
Configuraciones
#B: Add Smaller Kirker Pass Site
and Staples, CVS
Añadir el sitio pequeño y el Staples/CVS

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill (at 3 ac.)

18. Residential Site at 1539 Kirker Pass (at 1
ac.)

3. Staples, CVS, Auto repair, Burger King (at
10 ac.) - in low resource area / area de bajo recursos
5 # of sites
Número de sitios
26 area in acres
Área total
1,566
up to dwelling units
viviendas Page 574 of 586
City of Concord Rezoning Project | 54
1 2
8 Configurations
Configuraciones
#C: Increase Palm Lake Area
Aumentar la area de Palm Lake

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill
(at 5 ac.)
3 # of sites
Número de sitios
17 area in acres
Área total
1,019
up to dwelling units
viviendas

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City of Concord Rezoning Project | 55
1 8
Configurations
Configuraciones
#D: Remove Clayton Faire,
Increase Palm Lake Area Further
Eliminar Clayton Faire, aumentar mas
la area de Palm Lake

1. Kmart (at 8 ac.)

8. Palm Lake Apartment Homes Infill
(at 13 ac.)
2 # of sites
Número de sitios
21 area in acres
Área total
1,243
up to dwelling units
viviendas

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City of Concord Rezoning Project | 56
Next Steps and Discussion
Siguientes Pasos y Preguntas

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City of Concord Rezoning Project | 57
Next Steps
Próximos pasos
Hearings with
Planning
Commission and
City Council
Release of Draft
EIR and
Amendments
for Public
Review
Initiate the
Environmental
Impact Report
and GP and
Code
Amendments
Receive
Direction from
City Council and
Planning
Commission

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Discussion
Discusión

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City of Concord Rezoning Project | 59
Sites for Consideration
TCAC Area RCAA
Area
Site Area
(acres)
Existing
Maximum
Capacity (units)
Estimated
Maximum
Capacity with
Rezoning at 60
du/ac (units)
1 Kmart High N 8 188 471
2 Clayton Faire High N 4 99 248
8 Palm Lake Apartment Homes Infill
(300 existing units)
Highest Y 3 96
additional units
allowed
174 – 472
additional units
allowed
Alternative Sites
3 Staples/CVS, Auto Repair, Burger King Low N 10 247 617 16 Vacant Site at Kirker Pass and Myrtle High N 1 24 141 18 Site at 1539 Kirker Pass High N 1 31 56

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City of Concord Rezoning Project | 60
Configurations for Consideration
# Sites in Configuration Site Area
(acres)
Existing
Maximum
Capacity (units)
Estimated
Maximum
Capacity with
Rezoning at 60
du/ac (units)
A Kmart, Clayton Faire, Palm Lake Frontages, Kirker
Pass & Myrtle, 1539 Kirker Pass
18 438 1,090
B Kmart, Clayton Faire, Palm Lakes Frontages, 1539
Kirker Pass, Staples / CVS
26 661 1,566
C Kmart, Clayton Faire, Palm Lakes Expanded, 17 452 1,019 D Kmart, Palm Lakes Entire Site 21 613 1,243

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City of Concord Rezoning Project | 61
Backup

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City of Concord Rezoning Project | 62
Alt. Sites: 3. Staples, CVS, Auto Repair, Burger King
Staples, CVS, Auto Repair, Burger King
Clayton Rd. / Treat Blvd.

TCAC: Low / RCAA: No / No
Area: 10 acres / Área: 10 acres
Capacity: 410 (existing); 620 (with rezoning @60 du/ac) Capacidad Estimada: 410 (existente), 620 (@60 du/ac)

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City of Concord Rezoning Project | 63
Alt. Sites: 16. Vacant Site at Kirker Pass & Myrtle

16. Vacant Site at Kirker Pass & Myrtle
Kirker Pass / Myrtle
TCAC: High / Alto RCAA: No / No
Area: 2 acres / Área: 2 acres
Capacity: 90 (existing); 140 (with rezoning @60 du/ac)
Capacidad Estimada: 90 (existente), 140 (@60 du/ac)

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City of Concord Rezoning Project | 64
Alt. Sites: 18. Residential Site at 1539 Kirker Pass
Residential Site at 1539 Kirker Pass
Kirker Pass / Olive
TCAC: High / Alto RCAA: No / No
Area: 1 acres / Área: 2 acres
Capacity: 40 (existing); 60 (with rezoning @60 du/ac)
Capacidad Estimada: 40 (existente), 60 (@60 du/ac)

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City of Concord Rezoning Project | 65
Options
Opciones  Does not meet intent /
No cumple el objetivo
#F: Add Larger Kirker Pass Site
Añadir el sitio grande Kirker Pass

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill
(at 3 ac.)

16. Vacant Site at Kirker Pass &
Myrtle (at 1 ac.)
4 # of sites
Número de sitios
16 area in acres
Área total
964
up to dwelling units
viviendas
#E: Add Smaller Kirker Pass Site /
Añadir el sitio pequeño

1. Kmart (at 8 ac.)

2. Clayton Faire (at 4 ac.)

8. Palm Lake Apartment Homes Infill (at 3 ac.)

18. Residential Site at 1539 Kirker Pass
(at 1 ac.)
4 # of sites
Número de sitios
16 area in acres
Área total
949
up to dwelling units
viviendas
 

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Concord City CouncilJanuary 7, 2025

Concord City Council
January 7, 2025