ITEM 4. 7
CITY MANAGER' S REPORT
FEBRUARY 13, 2023 CITY COUNCIL REGULAR MEETING
ITEM: APPROVE TASK ORDER NO. 12 FOR DE NOVO
PLANNING GROUP TO UPDATE THE CITY' S
GENERAL PLAN HOUSING ELEMENT FOR THE
6t" CYCLE ( 2023- 2031)
RECOMMENDATION: Adopt a Resolution Approving Task Order No. 12 with De Novo Planning Group to Update the
City' s General Plan Housing Element for the 6tn
Cycle ( 2023- 2031)
CEQA STATUS: Not a Project as Defined in Article 20, § 15378 of the California Environmental Quality Act
CEQA) Guidelines.
SUMMARY:
The City' s current Housing Element was adopted by the City Council on December 9, 2019 to address the 5th Cycle ( 2014- 2023) Regional Housing Needs Allocation RHNA). Given that we are entering the final year of the 5th Cycle, the City is now required to update the General Plan Housing Element for the 6th Cycle ( 2023- 2031) RHNA, which must be approved by the State Housing and Community Development Department prior to the end of this year, December 31, 2023.
Due to the complexities of the State' s Housing Element laws, and the time consuming preparation, review, and processing of the Housing Element Update with the State HCD, there is a need for subject matter experts to prepare and manage the update.
For these reasons, Staff is requesting approval of Task Order No. 12 for De Novo Planning Group to prepare the City' s Housing Element for the 6th Cycle ( 2023- 2031).
Staff has reviewed the Scope of Work and finds it to be appropriate, and requests the City Council approve Task Order No. 12.
BACKGROUND:
The Housing Element is one of the seven mandated elements of the general plan.
State law requires the housing element to address the existing and projected housing needs of all economic segments of the community. The law acknowledges that, in order for the private market to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain, housing development. As a result, housing policy in the state rests largely upon the effective implementation of local general plans and, in particular, local housing elements.
CITY MANAGERS REPORT Page 2
FEBRUARY 13, 2023 CITY COUNCIL REGULAR MEETING
DE NOVO PLANNING GROUP TASK ORDER NO. 12
Consistent with State law, the purpose of the Housing Element is to identify the community' s housing needs; to state the community' s goals and objectives with regard to housing production, rehabilitation, and conservation to meet those needs; and to define the policies and programs that will be implemented to achieve the stated goals and objectives.
State law requires that the City accommodate its " fair share" of regional housing needs, which are assigned by the San Joaquin Council of Governments ( SJCOG) for all jurisdictions in the County. SJCOG established the Regional Housing Needs Plan RHNP) for each city and unincorporated county to assign its share of the regional housing need based on population growth and projections. Beyond these incomebased housing needs, the Housing Element must also address special needs groups; such as seniors, persons with disabilities including developmental disabilities, single female parents, large families, farm workers, and homeless persons.
The City' s current Housing Element was adopted in 2019 to address the ( 2014- 2023) Regional Housing Needs Allocation ( RHNA). The City is now required to update the Housing Element for the 6th Cycle ( 2023- 2031) to address the latest RHNA.
ANALYSIS:
The Housing Element Update will be developed to meet the City' s needs and priorities and to address the requirements of State law, including recent changes regarding the analysis of sites and zoning- related requirements for housing entitlements. De Novo' s Scope of Work includes all tasks necessary to prepare the Update and process it through HCD and includes a Community Engagement component to assist the City in meeting State requirements for public participation.
De Novo will review and evaluate the current Housing Element, General Plan, annual progress reports, and other supporting materials and will review the City' s implementation of the current Housing Element, including progress made on the goals, policies, and programs in the current Housing Element, and the City' s progress toward the 5th cycle RHNA. Based on the effectiveness of the existing document, input from public, and City staff, De Novo will identify successful policies and programs that should be retained as well as those that should be revised or replaced with this update of the City' s Housing Element.
REASON FOR RECOMMENDATION:
On August 3, 2015, the City Council approved a Master Agreement with De Novo Planning Group for environmental and planning related services. This Master Agreement allows work to be added to the Master agreement with Task Orders approved by Council when necessary. The term of the Master Agreement is valid throughout the completion of Task Order No. 12, and is automatically renewed on July 1st of each year unless the City cancels the agreement.
CITY MANAGER' S REPORT
FEBRUARY 13, 2023 CITY COUNCIL REGULAR MEETING
DE NOVO PLANNING GROUP TASK ORDER NO. 12
APPROVALS:
d_ 2 z3
Ri Caguiat Date
sistant munity Development Director
3o—ZO23
ark eis ner Date
Community Development Director
1 30 0. 3
Cari Jame Date
Director o inance
z, i -' Z-D 3
Salvador Navarrete Date
City Attorney
Z-• Z3
Steph . Saivatore Date
City Manager
RESOLUTION NO. 23-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LATHROP APPROVING TASK ORDER NO. 12 FOR DE NOVO PLANNING GROUP TO UPDATE THE CITY' S GENERAL PLAN HOUSING ELEMENT FOR THE 6th CYCLE 2023- 2031)
WHEREAS, the City is required to update the General Plan Housing Element for the 6th Cycle ( 2023- 2031) in compliance with state law; and WHEREAS, due to the complexities of the State' s Housing Element laws, and the time consuming preparation, review, and processing of the Housing Element Update, there is a need for subject matter experts to prepare and manage this task; and
WHEREAS, De Novo Planning Group has prepared and submitted a Scope of Work that includes all tasks necessary to prepare the update and process it through the State Housing and Community Development Department ( HCD) and includes a Community Engagement component to assist the City in meeting State requirements for public participation; and
WHEREAS, on August 3, 2015, the City of Lathrop entered into a Master Agreement with De Novo Planning Group to provide professional urban planning services to the City; and
WHEREAS, pursuant to the Master Agreement, the City can add additional work with Task Orders approved by the City Council when necessary; and WHEREAS, Task Order No. 12 will be fully funded by grants ( SB- 2 and Local Early Action Planning Grants) that were applied for and awarded to the City to promote the development of housing; and
WHEREAS, the proposed ( not to exceed) contract amount to prepare the 6r" Cycle Housing Element Update is $ 112, 290.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Lathrop does hereby approve Task Order No. 12 with De Novo Planning Group to update the City' s General Plan Housing Element for the 6th Cycle ( 2023- 2031).
BE IT FURTHER RESOLVED, that the City Council of the City of Lathrop approves the following budget amendment transferring $ 112, 290 from the Intergovernmental State Fund to the Professional Services Fund ( 2010) as follows:
Increase Revenue
2160- 80- 00- 331- 05- 00 112, 290
Increase Transfer Outs
2160- 99- 00- 990- 90- 10 112, 290
Increase Transfer In
1010- 99- 00- 393- 00- 00 112, 290
Increase Appropriations
1010- 20- 10- 420- 01- 00 112, 290
The foregoing resolution was passed and adopted this 13th day of February 2023, by the following vote of the City Council, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Sonny Dhaliwal, Mayor
ATTEST: APPROVED AS TO FORM:
Teresa Vargas, City Clerk Salvador Navarrete, City Attorney J17TA HMENT " "`
CITY OF LATHROP
TASK ORDER NO. 12 PURSUANT TO
MASTER AGREEMENT FOR CONSULTING SERVICES
DATED AUGUST 3, 2015
DE NOVO PLANNING GROUP TO PREPARE THE CITY OF LATHROP
6T" CYCLE ( 2023-2031) HOUSING ELEMENT UPDATE
THIS TASK ORDER NO. 12, dated for convenience this day of February 2023 is by and made and entered into by and between De Novo Planning Group CONSULTANT") and the CITY OF LATHROP, a California municipal corporation CITY");
RECITALS:
WHEREAS, on August 3, 2015, CONSULTANT entered into a Master Agreement AGREEMENT") with the CITY, by which the CONSULTANT has agreed to provide Professional Consulting Services for the City of Lathrop. The City Council authorized the execution of the AGREEMENT, pursuant to Resolution 15- 3966; and WHEREAS, at the request of CITY, CONSULTANT submitted the scope of work and fee estimate to prepare the City of Lathrop 6th Cycle Housing Element Update, and said fee estimate are attached hereto as Exhibit " A" and incorporated herein by reference.
NOW, THEREFORE, CONSULTANT and the CITY agree as follows:
AGREEMENT
1) Incorporation Of Master Aqreement
This Task Order hereby incorporates by reference all terms and conditions set forth in the Master Agreement for Consulting Services for this project, unless specifically modified by this Task Order.
2) Scope of Service
CONSULTANT agrees to prepare the City of Lathrop 6th Cycle Housing Element Update in accordance with the scope of work and fee proposal provided in Exhibit " A". CONSULTANT agrees to diligently perform these services in accordance with the upmost standards of its profession and to the CITY' S satisfaction.
CITY OF LATHROP — CONSULTING SERVICES AGREEMENT
DE NOVO PLANNING GROUP TASK ORDER NO. 12 — PREPARE CITY OF LATHROP 6T" CYCLE ( 2023- 2031) HOUSING ELEMENT UPDATE
3) Time Of Performance
CONSULTANT shall commence performance upon receipt of notice to proceed pursuant to section 5 and shall complete all required services by no later than December 31, 2023.
4) Compensation
CITY hereby agrees to pay CONSULTANT a sum not to exceed $ 112, 290 for time and material, for the preparation of the City of Lathrop 6t" Cycle Housing Element Update as set forth in Exhibit " A". CONSULTANT shall be paid any uncontested sum due and payable within thirty ( 30) days of receipt of billings containing all information pursuant to Paragraph 5 of the Master Agreement. Compensation for any task must be equal to or less than the percentage of task complete. In no event shall CONSULTANT be entitled to compensation for work not included in Exhibit " A", unless a written change order or authorization describing the extra work and payment terms has been executed by CITY' s authorized representative prior to the commencement of the work.
5) Notice to Proceed
Prior to commencing work under this agreement, CONSULTANT shall receive a written " Notice to Proceed" from CITY. A Notice to Proceed shall not be issued until all necessary bonds and insurance have been received.
City shall not be obligated to pay CONSULTANT for any services prior to issuance of the Notice to Proceed.
6) Siqnatures
The individuals executing this Agreement represent and warrant that they have the right, power, legal capacity, and authority to enter into and to execute this Agreement on behalf of the respective legal entities of the CONSULTANT and the CITY. This agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.
CITY OF LATHROP — CONSULTING SERVICES AGREEMENT
DE NOVO PLANNING GROUP TASK ORDER NO. 12 — PREPARE CITY OF LATHROP 6T" CYCLE ( 2023- 2031) HOUSING ELEMENT UPDATE
Approved as to Form: City of Lathrop
City Attorney
1• /- Z.-BLL.
Salvador Navarrete Date
Recommended for Approval: City of Lathrop
Community Development Director
Mark Meissner Date
Approved By: City of Lathrop
Pursuant to 390 Towne Centre Drive
Resolution # Lathrop, CA 95330
Stephen J. Salvatore Date
City Manager
CONSULTANT: De Novo Planning Group
1020 Suncast Lane Suite 106
EI Dorado Hills, CA 95762
Fed ID # 26- 2962235
Bus License # 20512
Signature Date
Print Name and title)
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
December 22, 2022, revised January 17, 2023
City of Lathrop
Mark Meissner, Community Development Director
390 Towne Centre Drive
Lathrop, CA 953630
mmeissner@ci. lathrop. ca. us
Subject: City of Lathrop Housing Element Update (6th Cycle 2023- 2031) On behalf of De Novo Planning Group, thank you for the opportunity to submit this proposal to prepare the City' s 2023- 2031 Housing Element Update. Based on our in- depth local experience working with Lathrop on the General Plan Update, prior Housing Elements, and environmental documentation for various projects, coupled with our extensive experience working with jurisdictions across California to prepare housing elements, we are confident that we can prepare your updated Housing Element for certification by the California Department of Housing and Community Development ( HCD). We have enjoyed working with the City and community on the Lathrop General Plan Update project and are excited for this opportunity to continue our work with Lathrop! Our team will provide the City with an energetic and dedicated group of professionals with exceptional skills and qualifications. We are 100°/o committed to completing this project within schedule and budget and will allocate our resources and energy in a way that will exceed your expectations. We are confident that our experience, record of success with HCD certification, and Principal- level attention to the project will prove to be extremely valuable to the City.
Looking forward to the 6th Housing Element update cycle, there are a number of factors which will inevitably influence the project. De Novo is well- versed regarding implementation of recent housing bills signed into law in 2019- 2022, the 2017 Housing Package, HCD' s Affirmatively Furthering Fair Housing guidance, direction provided by the Governor' s Office, California Attorney General' s Office, and HCD regarding Housing Elements and, more broadly, plans and programs to increase the State's housing stock. We also closely monitor pending legislation to be prepared to advise our clients on upcoming opportunities and challenges.
The team is led by Principal Beth Thompson and Principal Planner Perry Banner who will serve as CoProject Managers. Our in- house management and technical team is composed of strategic planners who value creative problem- solving and we are ready and able to respond to whatever comes our way as we work with you to update your Housing Element. We strongly believe that our principal- level attention, availability, responsiveness, and creativity will best assist Lathrop as it evaluates its Regional Housing Needs Allocation RHNA) and ultimately updates its Housing Element for State certification.
The De Novo Approach
Our approach is grounded in creative problem- solving, a solid quality control process, and strict adherence to the project schedule and budget.
Creative Problem- Solving
Planners are creative problem- solvers, and we consider ourselves particularly well- suited to this part of thejob. De Novo' s team values research and best practices, recognizing we often work on projects with a moving target. This is especially relevant to the current state of housing elements and housing law, where politics are playing an increasingly important role in how localjurisdictions maintain control oftheir local planning objectives. We believe that you know your City best and local agencies are best- suited to plan for their own housing needs. We will work with you to address local issues and concerns in creative ways that maximize local input to the extent feasible while achieving state requirements. i_ F NOV PL; aNN! NG GRO! P
10 G SUN: NST AN' #': 06. EL DORADO HILLS, C+ 9576
BTHv' 1PSC%N; zDE JO` JOFL_HN i NG.< O". 1 ,' rta16; 81- 7927 City of Lathrop 6th Cycle Housing Element Update
Strictly Adhere to the Project Schedule and Budget
Our project team is fully committed to bringing the project to completion and receiving state certification in accordance with all required timelines. As outlined in our project schedule, we have a ample time for all project stages including the community engagement process, coordination with HCD, and public review.
We thrive under deadlines, and we have a track record of ineeting or exceeding our project schedules. Our use of Principal- level staff throughout all stages ofthe project allows us to work quickly, efficiently, and produce preliminary draft documents of superior quality. Our project managers take a very active and hands- on role, and we diligently manage our team and coordinate with City staff to ensure that all parties are continuously aware of pending deadlines, outstanding tasks, and draft work products that will require staff review.
We take tremendous pride in our ability to adhere to our project budgets. Our project managers are also principals and senior managers of the firm, and to this end, we have the authority to take any steps necessary to ensure that our projects remain on budget. We strongly encourage the City to call every single one of our references and specifically inquire about the extraordinary steps we take to ensure we do not modify or exceed our budgets. This regularly includes the addition of extra meetings and hearings, the inclusion of additional technical analysis, and the allocation ofstafftime and resources beyond the levels identified in our proposal, at no extra charge to the City.
Extensive Housing and Local Experience
De Novo has extensive experience working with General Plans and Housing Elements. De Novo Planning Group has completed 21 Housing Element Updates and each element has been certified by HCD. In addition, we have 11 6th Cycle Housing Element Updates currently underway.
Our Housing Element lead, Beth Thompson, has personally managed or served as a technical advisor for over 30 Housing Element updates and has also managed Consolidated Plans, EIRs to address identification of housing sites, development of inclusionary housing ordinances, development and management of affordable housing funding programs, zoning code updates focused on streamlining housing requirements, and affordable housing market studies.
A unique attribute of our team is that our leads, Beth Thompson and Perry Banner, have significant experience working with all aspects of General Plans, Zoning Codes, and CEQA documentation and brings her thorough understanding of both long- range planning and development projects to the Housing Element Update process.
Beth is an officer with the firm, and is authorized to negotiate on the firm' s behalf.The offer contained in this proposal is valid for 90 days. We trust that the enclosed information is adequate foryour evaluation, but should you need anything else, please do not hesitate to contact me at (916) 812- 7927 or at bthompson@denovoplanning. com. We look forward to the opportunity to work on another ofthe City' s Housing Elements! Sincerely,
Beth T om son
Principal
De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update
DE NOVO APPROACH
Our proposal provides the full range of services identified for a comprehensive Housing Element Update. Our work program includes community engagement efforts to address requirements of State law. Our approach is to deliver an excellent Housing Element Update process to the City that addresses the City' s goals and priorities and meets the requirements of State law. As described below, the De Novo team brings the City the following unique benefits to our technical and management approach to the Housing Element Update which make our team particularly well- qualified for the City' s 6th cycle update.
Consistent Principal Attention
We do not identify principal staff in our proposal, then hand your project out tojunior staff inembers to complete for our review. Rather, our senior management staff that is identified in this proposal— Principal Beth Thompson— will work on every aspect of the Housing Element Update, and will be the primary author and reviewer of each document we provide to the City. Beth will be the City's day-today contact and will assist the City with all staff reports and noticing for the project. This senior- level attention to each detail of the project ensures a high- quality work product as well as continuity throughout the project.
Apply Our Housing Expertise
c r a s, rs
De Novo is readyto hit the ground running with the City' s Housing ' ' E " .` Element update. Our work on the Lathrop General Plan Update x j y^ z; ' j
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provides our team with a
strong understanding of current conditions " ru
y
and issues facing Lathrop. We have significant experience working in ' i E
M
the housing policy and pre- development realm. Our team members " have experience with housing policy work, from housing elements to S{ ,' zoning codes to consolidated plans to affordable housing programs ; : p e.g., inclusionary housing, ADU Handbook, affordable housing fees, a." s l i$y#$ te ; etc.), as well as experience with reviewing housing development proj- , ' ects for compliance with General Plan and zoning requirements, as ' well as conducting CEQA and NEPA review for affordable and market ' ' rate housing development. The De Novo team has prepared Housing; °",' Elements throughout the State and the team members that work on ; , the Housing Element also prepare the CEQA document. x , j, a° w3q t -
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An Extension of City Staff Y
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The De Novo Principals have served as contract staff inembers and ` f r" °' environmental coordinators for multiple public agencies throughout f t+ a ' a ? " " e,^" """ a. I ra' .
California, which gives us an intimate understanding ofthe intricacies `; x`„ ` r
and inner- workings of public planning agencies. Our work program ` , a ;, ,,, , includes the preparation of staff reports, meeting and presentation ,', ', r materials, notices, and continuous project update reports throughout'," F z De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update
f ,
the Housing Element Update process. We understand and appreciate the burdens placed on City staff during General Plan amendments, and our goal is to make the process a pleasant and rewarding experience for the City staff team.
Unparalleled Energy and Enthusiasm
All of De Novo' s principals greatly enjoy our line of work, and rather than spend our time managing large and cumbersome project teams comprised ofjunior- level planners, we prefer to roll up our sleeves and work on our projects ourselves. As owners of the company, we take great pride in our work products, and we strive to build a strong connection with each of our clients. The greatest compliment that our clients pay us is to invite us back to provide additional services. Providing superior products and client services is a matter of tremendous pride for us, and we bring our high level of energy, creativity and enthusiasm to each project we undertake.
Adherence to Timeline and Budget
Our project team is fully committed to delivering the Housing Element Update to the City Council for adoption in advance of the State' s estimated January 2023 deadline. We thrive under deadlines, and we have a track record of ineeting or exceeding our project schedules. Our familiarity with Lathrop combined with use of Principal- level staff throughout all stages of the project allows us to work quickly, efficiently, and produce preliminary draft documents of superior quality. Our project managers take a very active and hands- on role, and we diligently manage our team and coordinate with City staff to ensure that all parties are continuously aware of pending deadlines, outstanding tasks, and draft work products that will require staff review.
Benefits of a Relatively Small Planning Firm
All of De Novo's principals and senior staff have served as senior project managers with larger consulting firms in California, and through this experience we have gained intimate knowledge of the operational inefficiencies of large firms and the burdens that they can cause public agencies. Larger firms tend to carry cumbersome over- head costs, which results in the need for higher hourly billing rates, frequent contract modifications, and can have high staff turnover, which causes changes in project managers midstream during a project. Because we remain relatively small we are able to offer our clients with significantly lower rates, while still providing our clients with Principal- level attention to each project.
De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update
SCOPE OF WORK
The Housing Element Update will be developed to meet the City' s needs and priorities and to address the requirements of State law, including recent changes regarding the analysis of sites and zoning- related requirements for housing entitlements. This Scope of Work includes all tasks necessary to prepare the Update and process it through HCD and includes a Community Engagement component to assist the City in meeting State requirements for public participation.
TASK 1 PROJECT KICKOFF
Within one week of receipt of Notice to Proceed from the City, the De Novo team will schedule a kickoff meeting with City staffto discuss refinements to the scope of services and schedule. The schedule will address all major stages of the project, including:
Identification of milestones, meetings and workshops, and deliverables; Public outreach approach, including timing of workshops, meetings, and hearings; Delivery of findings and analysis during development of the housing needs data; City staff review periods for each deliverable;
Opportunities to streamline HCD review;
Response to HCD review; and
Planning Commission and City Council hearings.
Deliverable:
Project Schedule
TASK 2 PROJECT MANAGEMENT
De Novo will facilitate regular progress meetings with City staff via conference call or Zoom to ensure that the project is on time, on budget, and that any issues are quickly resolved.
Throughout the project, De Novo will coordinate with City staff to ensure that the project remains on schedule and within budget. De Novo will regularly coordinate with staff, including via calls and emails, to communicate status of deliverables and budget, progress, and any information needed from City staff.
Deliverable:
Monthly email updates with a list of action items (electronic only) TASK 3 COMMUNITY OUTREACH AND PARTICIPATION
Focused and meaningful community engagement is an important part of the Housing Element Update process. Government Code (GC) Section 65583( c)( 7) requires: "The local government shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element..." Moreover, the topic of" housing" is one that impacts everyone that lives or works in Lathrop and the Housing Element Update must acknowledge the community's input and find creative ways to reflect the community' s vision as it meets its housing obligations.
To this end, we propose a strategic community engagement process in conjunction with City staff that seeks to connect with the community and provide an opportunity for all economic segments ofthe communityto be involved in the Housing Element Update. De Novo' s public outreach efforts De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update
will reflect the deeper level of engagement, including an emphasis on including historically underrepresented populations, that is required under HCD' s recent Affirmatively Furthering Fair Housing requirements. The community input from the Housing Workshops and Survey will be reflected in the Administrative Draft Housing Element.
For each meeting, De Novo will prepare meeting materials, including a powerpoint presentation and any necessary exhibits, and will attend meetings prepared to address comments and questions on the Housing Element Update.
Task 3.1 Housing Workshop and On- Line Survey
De Novo will plan and provide one Housing Workshop for the public. City residents, property owners, business members, and key stakeholders will be invited to participate. The Workshop will be conducted via Zoom and the video will also be made available on the City's website so community members may participate at their convenience. The Workshop will provide an overview of State requirements for Housing Elements, meaningful City demographics, Lathrop' s RHNA, and the Housing Elements contents and framework. Workshop participants will be invited to identify housing priorities and concerns, and will also be invited to take an on- line survey The on- line survey is anticipated to include questions targeted to identify housing needs and priorities, special needs and fair housing issues. The activities will be based on our review of existing conditions, including the available sites inventory.
We anticipate that the workshop video and the survey will be hosted on the City' s website for a minimum 30- day period to provide residents, stakeholders, and interested parties more than adequate time to view the presentation and go through the survey questions and activities.
The survey will be provided in both English and Spanish, to ensure that participation is accessible to a broad spectrum of the community. We will coordinate with service providers to advertise the workshop via their on- site locations and web pages to increase awareness and participation.
Task 3. 2 Open House
Upon completion of the Draft Housing Element, we will present the Housing Element to the community at an Open House. The Open House can be conducted in- person, if consistent with public safety measures that are in effect at the time of the Open House, or via a virtual on- line meeting ( e.g., Zoom or similar). At this time the public can provide comments on the Draft Housing Element which will be summarized and addressed in the Adoption Draft Housing Element. The City also has the option to have the Open House conducted as a workshop with the Planning Commission, to familiarize the Commission with the project and to provide for community participation.
Task 2. 3 Stakeholder Survey
We will create an on- line survey that will be advertised and available concurrently with the Housing Workshops to allow stakeholders an opportunity to provide feedback on housing priorities. The survey will be posted early-on in the process and be focused on priorities and needs of special needs, disadvantaged, and at- risk populations, as well as the general needs of the community, identification of barriers or constraints to housing production or access in Lathrop, and recommended programs De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update
p'" p :,
or policies to address the community' s specific housing needs. The survey will be designed to collect information to identify the primary housing needs of the service population( s) of the stakeholders, any known fair housing issues, and any barriers or constraints to housing development, including affordable housing.
Task 2. 4 Adoption Hearings
The Adoption Draft Housing Element will address public, HCD, and decision- maker comments and will be presented to the Planning Commission and City Council for consideration and adoption. De Novo anticipates that up to three ( 3) public hearings will be held for review and adoption of the Housing Element.
Deliverables:
Draft and Final Online Survey( electronic copy)
Draft and Final Virtual Workshop Presentation ( electronic copy) Draft and Final Open House Presentation ( electronic copy) Draft and Final Stakeholder Survey( electronic copy)
Interview summary memo (electronic copy)
Draft and Final Study Session Presentation ( electronic copy) TASK 4 HOUSING ELEMENT
De Novo is committed to providing the City with a useful and understandable Housing Element Update that embodies the goals and priorities of the City and is consistent with State requirements GC Section 65583[ a]).
Task 4.1 Administrative Draft Housing Element
Preparation of the Administrative Draft Housing Element will include the following sections.
Introduction
The Housing Element will include an introductory chapter that provides an overview of the Housing Element update process, housing issues facing the City, the City' s housing needs, available sites and resources, and the goals of the Housing Element.
Effectiveness of Current Housing Element
De Novo will review and evaluate the current Housing Element, General Plan, annual progress reports, and other supporting materials and will review the City' s implementation of the current Housing Element, including progress made on the goals, policies, and programs in the current Housing Element, and the City' s progress toward the 5th cycle RHNA. Based on the effectiveness of the existing document, input from public, and communication with City staff,we will identify successful policies and programs that should be retained as well as those that should be revised or replaced. This section will include a narrative that discusses the: (1) actual results of the current Element compared to its goals, policies, and implementation measures; ( 2) significant differences between objectives and actual achievements, and ( 3) recommended revisions to the current Housing Element goals, policies, and programs.
De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update
Assessment of Housing Needs
To prepare a meaningful Housing Element, existing conditions must be understood and documented. De Novo will assess the housing needs of the City' s population based on its demographic characteristics and its existing housing inventory. The needs assessment will meet the requirements of GC Section 65583( a)( 1, 2,7) and will be based on recent available data, including data developed by the San Joaquin Council of Governments, US Census (2010 data, 2020 data if available, and 2018/ 2019 American Community Survey data), California Department of Finance estimates, Employment Development Department data, Department of Developmental Services data, and Point in Time reports. This work effort will address the following:
Population, household, and employment characteristics and trends Income characteristics
Special needs groups
Housing stock characteristics and housing conditions
Comparison of affordability of housing to City income levels Assisted housing projects at-risk of conversion to market-rate Quantified housing needs, including the City' s regional housing needs allocation and existing and projected needs for each special needs group
Fair Housing Assessment
This is a new requirement since the City' s adoption of the 5th Cycle element. This section will based on the HCD' s recent Affirmatively Furthering Fair Housing Guidance Memo and the State' s Housing Data Viewer to identify demographic, socioeconomic, and other housing- related characteristics. The Fair Housing Assessment will include:
A summary of fair housing issues in Lathrop and an assessment of the City' s fair housing enforcement and fair housing outreach capacity An analysis of available federal, state, and local data and knowledge to identify:
Integration and segregation patterns and trends, including trends based on age ( seniors), familial status (female- headed households), disability, race%thnicity, and income, Racially or ethnically concentrated areas of poverty,
Disparities in access to opportunity, including employment, education, environment, and transportation factors,
Disproportionate housing needs within Lathrop, including displacement risk, Factors that contribute to these fair housing issues, including any local knowledge of redlining, racially- restrictive covenants, and other factors that may have influenced any identified issues, and
Policies and programs in the Housing Plan developed to address identified fair housing issues and provide equitable access to a variety of housing types in areas with higher resources and opportunity.
Inventory of Housing Sites and Resources
The Housing Element will identify available resources, including land, funding, and housing programs, available to assist in addressing the City' s housing needs. We will review the City' s existDe Novo Planning Group City of Lathrop 6th Cycle Housing Element Update
ing inventory under the more stringent requirements of State law, which have been revised since adoption of the City' s 5th Cycle Housing Element to include specific requirements for the size of lower income sites, addressing underutilized sites, use of mixed- use sites, and demonstrating realistic capacity. If a shortfall of adequate sites is projected, the Housing Plan will include a program to ensure that adequate sites are rezoned in a timely manner to accommodate the City' s needs in compliance with State law. This section will include the following required topics:
Inventory of sites suitable for residential development City' s capacity to accommodate its Regional Housing Needs Allocation Financial and other resources
Opportunities for residential energy conservation
Housing Constraints
Constraints to upon the maintenance, improvement, or development of housing to meet the City' s housing needs will be identified. This chapter will address governmental constraints ( land use controls, parking standards, etc.) and non- governmental constraints ( environmental, market demand, availability of land, availability of financing, etc.). De Novo will carefully review the City' s General Plan policies and standards, zoning requirements, and processes to identify potential constraints to housing development, including housing for lower income households and special needs groups.
De Novo will review the City' s processes to identify if modifications need to be made to address recent changes to State law, including recent laws related to accessory dwelling unit standards and fee exemptions, low barrier navigation centers, supportive housing by right, and SB 35 streamlining requirements. De Novo will develop programs to reduce constraints, where appropriate and feasible.
Housing Element Policy/ Implementation Plan
De Novo will present goals, objectives, policies, and implementation measures to address identified housing needs and constraints, consistent with the requirements of GC Section 65583( b,c). This will carry forward successful goals, policies, and measures identified in the adopted Housing Element and will provide focused updates where necessary to address the requirements of State law. Revisions to the Housing Plan will be developed to address the City' s housing needs while also remaining relevant to the City' s character and protecting resources that are important to the City. The implementation plan will identify sustainable housing policies and programs, based on City staff, public and stakeholder input, City guidance, and the needs identified in the needs and constraints analysis.
De Novo will meet with City staff to discuss the proposed revisions to the City' s existing goals, policies, and programs, and De Novo will also present for discussion additional policies and strategies that fit the unique needs and character of Lathrop.
Implementation measures will address both short- term and long- range strategies and may include development controls, regulatory incentives, constraint- removal programs, fair housing programs, and sources of affordable housing funding. The implementation measures will identify parties responsible for implementation, a timeframe for implementation, and funding sources. Where appropriate, phasing and financing options will be identified. Implementation measures will reflect recent legislation, and will address the following issues at a minimum:
Conserve and Improve Existing Housing Stock
De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update Q'
Promote Housing Opportunities for All Persons in the City, including provision of adequate sites to accommodate the Regional Housing Needs Allocation, development of housing to meet the needs of lower- and moderate- income households
Affirmatively Furthering Fair Housing
Address Housing Needs of Special Needs Populations
Preserve Assisted Housing
Regional Housing Needs Determination and Quantified Objectives General Plan and Zoning Consistency
Removal of Constraints ( where appropriate and feasible) The Housing Plan will identify any necessary amendments to the Zoning Code, design guidelines and requirements, and other adopted local documents to achieve compliance with State law. We anticipate that sites are primarily addressed through the recent Lathrop General Plan Update effort; if there is a need for subsequent General Plan amendments, those will be addressed through an implementation program in the 6th Cycle Housing Element.
We will review proposed policies and implementation measures for internal consistency with all elements of the City' s General Plan and, if necessary, identify amendments to other General Plan elements in order to create consistency with the updated Housing Element.
Task 4.2 Draft Housing Element
Following the City' s review of the Administrative Draft, we will incorporate the City' s comments on the Administrative Draft Housing Element and create a Draft Housing Element for public review.
The Draft Housing Element will be available for a 30- day public review period.
Task 4.3 HCD Draft Housing Element
Following the public review period, the Draft Housing Element will be revised to include a summary of public comments and revisions to address public comments, where necessary. De Novo will provide the Administrative HCD Draft Housing Element to the City for review. Following the City's review of the proposed revisions to the document, De Novo will submit the HCD Draft Housing Element to HCD for its 90- day review period.
Task 4.4 Adoption Draft Housing Element
During the 90- day State review period, De Novo will coordinate with HCD for the State' s review of the HCD Draft Housing Element. While no other State agencies are required to reviewthe Housing Element Update, De Novo will coordinate with additional State agencies if necessary.
De Novo will coordinate closely with HCD in order to receive a letter indicating that the updated Housing Element complies with State law. Our approach to working with HCD is to be very responsive to HCD' s preliminary comments and requests. HCD typically schedules a conference call with the consultant and City staff to identify concerns with the Housing Element prior to issuing its formal comment letter. We have found that by proactively discussing potential revisions during the meeting, multiple issues can be resolved and better direction is received from HCD. Following these meetings, De Novo will immediately prepare an Addenda with revised text for City and HCD staff to review and consider before the formal letter goes out. In this manner, we work to resolve De Novo Planning Group
City of Lathrop 6th Cycle Housing Element Update
issues during the review period in order to reduce the number of formal comments received from HCD. Upon receipt of HCD' s formal comments, if there are any remaining issues identified by the State, we will prepare proposed revisions and provide them to City staff for review.
Throughout this task, De Novo will be available for in- person or Zoom meetings with HCD staff at HCD' s offices and with City staff, as necessary.
Following the close of the public and HCD review period, we will revise the Draft Housing Element to address HCD' s comments as well as any feedback provided by the community and decision- makers as part of the Community Open House and the workshop with decision- makers. Prior to release of the Adoption Draft Housing Element, City staff will be provided a Screencheck Draft for review to ensure all comments have been addressed.
Task 4.4 Final Housing Element (Adopted)
Following City Council adoption, we will revise the Housing Element to include any revisions directed by the Council. De Novo will update the cover page of the City' s General Plan to reflect the adoption date ofthe Housing Element.
De Novo will prepare the transmittal memo for submission of the Final Housing Element and adopting resolution to HCD for review for certification. De Novo will provide any supporting information requested by HCD during its review. De Novo anticipates that the Final Housing Element will reflect any recommended addenda developed during Task 5 that addresses HCD' s comments to ensure certification of the Housing Element. In our experience, the Final Housing Element is prepared to address all HCD comments that were provided during the 60- day State review period and typically requires minimal coordination with the State during this final step in the certification process.
Deliverables:
One ( 1) electronic copy in Word and PDF ofthe Administrative Draft Housing Element, Screencheck Draft Housing Element, Screencheck Adoption Draft Housing Element for City staff review One ( 1) electronic copy and three ( 3) bound copies of the Draft Housing Element for the City and One ( 1) bound copy and one ( 1) electronic copy for HCD of the Draft Housing Element One (1) electronic copy of the Adoption Draft Housing Element for review by the public, Planning Commission, and City Council
One ( 1) electronic copy of the Final Housing Element for the City and one ( 1) bound copy and one 1) electronic copy for submission to HCD
TASK 5 CEQA COMPLIANCE
It is anticipated that the appropriate CEQA documentation will be a Notice of Exemption given the City' s recent comprehensive General Plan Update and General Plan Program EIR. Should a Mitigated Negative Declaration or Environmental Impact Report be necessary, De Novo will provide the City with a scope ofworkforthe additional environmental review.
De Novo Planning Group
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