Housing Element 2023-2031Adoption of Initial Study/Negative Declaration & 2023-2031 Housing Element + Repeal 2015-2023 Housing Element City of Hercules city council meeting
December 4, 2024
Community Engagement
Stakeholder Interviews
Community Workshops
February and April 2022
Mapping exercise
Sites inventory
Survey
112 responses
Tribal Consultation
Required by state law for all General Plan Amendments
Notified 8 tribes with connections to Hercules
Consulted with Confederated Villages of Lisjan Nation
Housing Element Process
Plan Preparation
Consultants began work August 2021
First draft posted July 2022 and submitted to HCD for review (comments November) CEQA document filed August 2022
Plan Revisions in Response to HCD Comments
Second draft posted December 2022 and submitted to HCD (comments March) Third draft posted March 2023 and submitted to HCD (comments June) Fourth draft posted November 2023 (comments January 2024) Informal review/technical assistance meetings March – July 2024 Fifth draft posted August 2024 and submitted to HCD
HCD substantial compliance letter received October 21, 2024
Regional Housing Needs Allocation (RHNA)
Based on statewide and regional growth projections and housing needs Assigned to cities by Association of Bay Area Governments (ABAG) Separate allocations for different income categories
Affordability levels based on Area Median Income (AMI), currently $155,700 for a family of 4 in Contra Costa County Very Low
Low
Mod
Above-Mod
% AMI:
0-50%
51-80%
81-120%
>120%
total
RHNA:
344
198
126
327
995
Housing Plan
City is required at all times to maintain a supply of vacant or redevelopable land sufficient to accommodate RHNA in each income category, per state law Approved housing plan does not require any rezoning or General Plan amendments Very Low
Low
Mod
Above-Mod
% AMI:
0-50%
51-80%
81-120%
>120%
total
RHNA:
344
198
126
327
995
Plan:
469
207
220
888
1,784
RHNA
Housing Sites
“Pipeline” projects were approved with 0-5% of units at 60-80% AMI All very-low and low-income units located on New Town Center sites (Loop site, BART park and ride, Caltrans maintenance yard) Very Low
Low
Mod
Above-Mod
% AMI:
0-50%
51-80%
81-120%
>120%
total
RHNA:
344
198
126
327
995
Plan:
469
207
220
888
1,784
RHNA
PipelineProjects
Approved residential subdivision of 40 single-family residential lots on a 7.44-acre site at 215 Skelly, the former McLeod Ranch property.
Developer: D.R. Horton
38 Above-Moderate
1 Moderate
1 Low
8 Owl Ranch
Bayfront Blocks KLMP&O
Application for 171 townhomes (incl. 22 work/live) within the approved 90-acre mixed-use Bayfront project Master developer: Ledcor
Under review
162 Above-Moderate
9 Moderate
0 Low
9 Approved for 120 multifamily units
Master Developer: The Lewis Group
Pursuing partnership with BlackPine Communities
120 Above-Moderate
0 Moderate
0 Low
10 Sycamore Crossing
Hill Town
Approved 598-unit multi-family residential development on former tank farm site Developer: SCVHG
Entitlements extended to 2029
568 Above-Moderate
30 Moderate
0 Low
11 New Town CenterSites
LOOP
BART
CALTRANS
Zoning allows residential/mixed-use at 30-75 units per acre Environmental Impact Report adopted 2008
“Red Barn” development project never moved forward
Loop Site
Vacant
Actively marketed for residential development
6.7-acre parcel, 5.1-acre developable site
HOUSING PLAN:
0 Above-Moderate
0 Moderate
402 Low
13 BART Site
BART-owned Hercules Transit Center
8.7-acre parcel, 1.7 acres vacant
HOUSING PLAN:
78 Above-Moderate
82 Moderate
28 Low
14 Caltrans Site
Caltrans Hercules Maintenance Center
Owner: Caltrans
6.4-acre parcel
HOUSING PLAN:
78 Above-Moderate
82 Moderate
28 Low
15 Housing Sites
“Pipeline” projects were approved with 0-5% of units at 60-80% AMI All very-low and 95% of low-income units located on New Town Center sites (Loop site, BART park and ride, Caltrans maintenance yard) Very Low
Low
Mod
Above-Mod
% AMI:
0-50%
51-80%
81-120%
>120%
total
RHNA:
344
198
126
327
995
Plan:
469
207
220
888
1,784
RHNA
Affirmatively Furthering Fair Housing (AFFH)
Fair Housing Outreach and Enforcement
Develop materials, attend events, conduct or attend developer convenings Housing Mobility
Refer 12 households annually to Down Payment Assistance Program Increase Housing Choice Voucher use by 10% from 2023
New Housing Opportunities in High Resource Areas
Support development of 16 ADUs by 2031
Facilitate development of 995 housing units, including 542 affordable units Place-Based Strategies for Neighborhood Improvement
Assist 16 lower-income households per year with financial assistance for minor repairs Tenant Protection and Anti-Displacement
Monitor and preserve all 485 affordable units in Hercules
Zoning Code Amendments
Promoting Approval Certainty
Remove use permit requirements for residential uses in residential zones Amend subjective design review findings
Amend reasonable accommodation findings
Implementing New State Housing Laws
Update/streamline definitions of manufactured housing, residential care facilities, supportive and transitional housing Remove restrictive standards for SB 9 two-unit development Update numbering of ADU sections of state law
General Plan Amendment
Adoption of IS/ND, repeal 2015-2023 Housing Element and adopt 2023-2031 Housing Element Zoning Code Amendments to Implement
Coming to Planning Commission in December 2024 & City Council in January 2025
Environmental Determination
A Notice of Availability of a draft Initial Study/Negative Declaration (ISND) for the City of Hercules 6th Cycle Housing Element Update was posted on the state CEQA clearinghouse website, and the ISND was posted on the City website, on August 25, 2022. Comments received during the 30-day public review period were considered in the CEQA analysis.
Conclusion & Recommendation
City was required to adopt a compliant 6th Cycle Housing Element by January 31, 2023 HCD review process required five drafts and took 2.5 years Updated Element found to be substantially consistent with state Housing Element law Planning Commission & Staff recommend City Council adopt the ISND, repeal the 2015-2023 Housing Element, and adopt the 2023-31 Housing Element