PINOLE SPECIAL JOINT CITY COUNCIL & PLANNING
COMMISSION MEETING AGENDA
PLANNING COMMISSION
Ann Moriarty, Chair
Franke Martinez, Vice Chair
Timothy Banuelos, Commissioner
Adam Benzuly, Commissioner
David Kurrent, Commissioner
Rafael Menis, Commissioner
VACANT
CITY COUNCIL
Devin T. Murphy, Mayor
Maureen Toms, Mayor Pro Tem
Cameron Sasai, Council Member
Anthony Tave, Council Member
Norma Martínez-Rubin, Council Member
March 28, 2023
6:00 P.M
Please note: HYBRID MEETING FORMAT
Attend in Person: PINOLE CITY COUNCIL CHAMBERS - 2131 PEAR STREET OR
Attend VIA ZOOM TELECONFERENCE – Details provided below How to Submit Public Comments:
In Person: Attend meeting at the Pinole City Council Chambers, fill out a yellow public comment card and submit it to the City Clerk.
Via Zoom:
Members of the public may submit a live remote public comment via Zoom video conferencing. Download the Zoom mobile app from the Apple Appstore or Google Play. If you are using a desktop computer, you can test your connection to Zoom by clicking here. Zoom also allows you to join the meeting by phone.
From a PC, Mac, iPad, iPhone or Android:
https://us02web.zoom.us/j/89335000272
Webinar ID: 893 3500 0272
By phone: +1 (669) 900-6833 or +1 (253) 215-8782 or +1 (346) 248-7799 • Speakers will be asked to provide their name and city of residence, although providing this is not required for participation.
• Each speaker will be afforded up to 3 minutes to speak (subject to modification by the Mayor)
• Speakers will be muted until their opportunity to provide public comment.
When the Mayor opens the comment period for the item you wish to speak on, please use the “raise hand” feature (or press *9 if connecting via telephone) which will alert staff that you have a comment to provide and press *6 to unmute. To comment with your video enabled, please let the City Clerk know you would like to turn your camera on once you are called to speak.
Written Comments: All comments received before 3:00 pm the day of the meeting will be posted on the City’s website on the agenda page (Agenda Page Link) and provided to the City Council prior to the meeting. Written comments will not be read aloud during the meeting.
Email comments to [email protected] Please indicate which item on the agenda you are commenting on in the subject line of your email.
City Council & Planning Commission Meeting
Agenda – March 28, 2023
OTHER WAYS TO WATCH THE MEETING
LIVE ON CHANNEL 26. They are retelecast the following Thursday at 6:00 p.m. The Community TV Channel 26 schedule is published on the city’s website at www.ci.pinole.ca.us.
VIDEO-STREAMED LIVE ON THE CITY’S WEBSITE, www.ci.pinole.ca.us. and remain archived on the site for five (5) years.
If none of these options are available to you, or you need assistance with public comment, please contact the City Clerk, Heather Bell at (510) 724-8928 or [email protected] .
Americans With Disabilities Act: In compliance with the Americans With Disabilities Act of 1990, if you need special assistance to participate in a City Meeting or you need a copy of the agenda, or the agenda packet in an appropriate alternative format, please contact the City Clerk’s Office at (510) 724-8928. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service.
Note: Staff reports are available for inspection on the City Website at www.ci.pinole.ca.us. You may also contact the City Clerk via e-mail at [email protected] .
Ralph M. Brown Act. Gov. Code § 54950. In enacting this chapter, the Legislature finds and declares that the public commissions, boards and councils and the other public agencies in this State exist to aid in the conduct of the people's business. It is the intent of the law that their actions be taken openly and that their deliberations be conducted openly. The people of this State do not yield their sovereignty to the agencies, which serve them. The people, in delegating authority, do not give their public servants the right to decide what is good for the people to know and what is not good for them to know. The people insist on remaining informed so that they may retain control over the instruments they have created.
Pinole City Council
Agenda –March 28, 2023
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE IN HONOR OF THE US MILITARY TROOPS
2. LAND ACKNOWLEDGMENT
Before we begin, we would like to acknowledge the Ohlone people, who are the traditional custodians of this land. We pay our respects to the Ohlone elders, past, present, and future, who call this place, Ohlone Land, the land that Pinole sits upon, their home. We are proud to continue their tradition of coming together and growing as a community. We thank the Ohlone community for their stewardship and support, and we look forward to strengthening our ties as we continue our relationship of mutual respect and understanding.
3. ROLL CALL, CITY CLERK’S REPORT & STATEMENT OF CONFLICT An official who has a conflict must, prior to consideration of the decision: (1) publicly identify in detail the financial interest that causes the conflict; (2) recuse himself /herself from discussing and voting on the matter; and (3) leave the room until after the decision has been made, Cal. Gov't Code § 87105.
4. CITIZENS TO BE HEARD (Public Comments)
Citizens may speak under any item not listed on the Agenda. The time limit is 3 minutes and is subject to modification by the Mayor. Individuals may not share or offer time to another speaker. Pursuant to provisions of the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or unless certain emergency or special circumstances exist. The City Council may direct staff to investigate and/or schedule certain matters for consideration at a future Council meeting. PLEASE SEE THE
COVERSHEET OF THE AGENDA FOR INSTRUCTIONS ON HOW TO SUBMIT PUBLIC COMMENTS
5. BUSINESS
A. Overview of City of Pinole Land Use Policy/Regulation Documents [Action: Receive Overview (Mog)]
B. Overview of Major Recent State Housing Laws (SB 9, SB 6, AB 2011, and AB 2097) [Action: Receive Overview (Mog)]
C. Update on the Status of Private Development Projects in the City [Action: Receive Update (Whalen)]
D. Overview of How the 6th Cycle Housing Element Will Streamline Creation of New Housing and Status Update on Other General Plan Elements [Action: Receive Overview (Whalen)]
6. ADJOURNMENT to the Regular City Council Meeting of April 4, 2023 in Remembrance of Amber Swartz.
I hereby certify under the laws of the State of California that the foregoing Agenda was posted on the bulletin board at the main entrance of Pinole City Hall, 2131 Pear Street Pinole, CA, and on the City’s website, not less than 24 hours prior to the meeting date set forth on this agenda. ________________________
Heather Bell, CMC
City Clerk
POSTED: March 24, 2023 at 4:00 pm
Land Use Policy & Housing Laws
Alex Mog, Assistant City Attorney
March 28, 2023
5A &
5B
I. Overview of Land Use Policy
II. New State Housing Laws
III. Update on Private Developments
IV. Update on Status of General Plan Elements
Agenda
Land Use Planning
Planning for Housing
General Plan
Specific Plan
Zoning Ordinance
Design Guidelines
Provides broad policy
direction related to
land use
Implement the General
Plan via propertyspecific standards
Establish
community
vision
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Develop goals &
policies for land
use decisions
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Ensure decision
consistent with
community
vision
Economic Circulation
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Land
Use
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Infrastructure
GUIDES DEVELOPMENT IN A WELL-DEFINED AREA OF CITY
“BLUEPRINT” FOR PHYSICAL DEVELOPMENT IN CITY
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Use
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Density
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Setbacks Height
Parking Landscaping
Affordable
Housing
PROVIDES REGULATIONS AND DEVELOPMENT STANDARDS
• Community Character
• Growth Management
• Land Use & Economic Development
• Housing**
• Circulation
• Community Services & Facilities
• Health & Safety
• Natural Resources and Open Space
• Sustainability
2010 General Plan Elements
General Plan Land Use Map
7 General Plan Land Use Designations
Suburban
Residential,
31%
Transportation,
15%
Rural , 11%
Open Space, 11%
Parks &
Recreation , 8%
San Pablo Bay
Conservation
Area, 7%
Mixed Use SubArea, 5%
Public/
Institutional, 3%
Medium Density
Residential, 3%
Regional
Commercial, 2%
Low Density
Residential, 1%
Service SubArea, 1%
Old Town SubArea, 1%
High Density
Residential, 1%
Other, 0.541113887
8 Density in Pinole
Rural
(0.0-0.2 DU/AC)
Low Density
Residential
(0.21-1.0 DU/AC)
Suburban Residential
(0.21-10 DU/AC)
Medium Density
Residential (10.1-
20.0.0 DU/AC)
High Density
Residential (20.1-35.0
DU/AC)
Mixed Use Sub-Area
(10.1-50.0 DU/AC)
Service Sub-Area
(10.1-50.0 DU/AC)
Old Town Sub-Area
(10.1-50.0 DU/AC)
9 Density: The Number of Units Per Acre
• Housing that is required to be rented/sold at affordable prices to households with qualifying incomes
• Key Measurement is Area Median Income (AMI)
– Moderate Income = Less than 120% AMI
– Low Income = Less than 80% AMI
– Very Low Income = Less than 50% AMI
– Extremely Low = Less than 30% AMI
• Median Income for Family of 4 in Contra Costa County
is $142,800
Affordable Housing 101
Q&A?
Questions?
State Housing Laws
• Density Bonus Laws
• SB 35
• Housing Accountability Act
• SB 330
• ADU laws
Important Laws from Previous Years
SB 9
SB 9 requires ministerial approval of:
• 2-lot subdivision
and/or
• Development projects for 2 units
per lot
• For projects that meet certain
criteria
Lot must be within a single-family
residential zone
SB 9
• Certain identified “sensitive
areas” including:
– Wetlands
– Earthquake fault zone
– FEMA Flood Plain
– High Fire Hazard Severity Zone
• Prohibition does not apply to:
– Sites excluded from the hazard
zone by a local agency
– Sites that have adopted fire
hazard mitigation measures
Where are SB 9 projects prohibited?
17 A project cannot involve the
demolition or alteration of:
– Deed restricted affordable housing
– Rent-controlled housing
– Housing withdrawn from rental
market in last 15 years
– Housing that was occupied by a
tenant in the past 3 years
Anti-Displacement Requirements
The creation of a 2-lot subdivision:
– Each lot must be at least 1,200 sq. ft.
– Each lot must be at least 40% of the original lot
– Can’t subdivide lot that was previously subdivided
via SB 9
– Adjacent parcels can only be subdivided via SB 9 if
owners are independent
Local agency must ministerially approve:
A local agency can require:
– Easements for provision of public services
– Easements to ensure both lots have access to public ROW A local agency cannot require:
– Dedication of ROW
– Construction of offsite improvements
– Correction of nonconforming zoning conditions
Subdivision Requirements
Objective Standards
• Agency may impose objective zoning standards, subdivision standards, and design standards (i.e. through local ordinance) subject to certain limitations:
– No setback can be required if unit is built within the footprint of an existing structure
– Otherwise maximum 4’ setback from side and rear yards • Standards cannot physically prevent 800 square feet unit • Proposed legislation may limit this authority to clarify SB 9 projects can’t be subject to standards not uniformally applicable in zoning district
• Agency must prohibit short term rental of any
units created through SB 9
• For lot splits, an applicant must submit an
affidavit that it intends to occupy one of units as
principal residence for at least 3 years
– No other owner occupancy standards allowed
Rental Restrictions
Maximum of 1 parking spot per unit, except no
parking spot if:
• Within ½ mile of high quality transit corridor or
major transit stop
– An existing rail or bus rapid transit station
– A ferry terminal served by either a bus or rail transit service – Fixed route bus service with service intervals no longer than 15 minutes during peak commute hours
• Within one block of a car share vehicle
Parking Restrictions
The local agency may prohibit ADUs
and JADUs when:
– The lot is subdivided pursuant to SB 9,
when there are two units
existing/constructed on each lot
– Both lot subdivision and housing unit
construction are done via SB 9
Accessory Dwelling Units (ADU)
SB 9 regulates local agency authority, and
does not preempt CC&Rs or HOA rules
Scope of law may be limited because
financial and physical constraints
There is proposed legislation to amend SB 9
Additional Factors to Consider
AB 2011/SB 6
• New laws allow housing on sites where office, retail, or parking are a principally permitted use
– Cannot be adjacent to industrial site
• Principally permitted = use may occupy more than
1/3 of square footage of site without a conditional
use permit
SB 6 & AB 2011
• AB 2011 creates streamlined ministerial approval
process for projects that are either:
– 100% Affordable to lower income households; or
– Along “commercial corridor” (ROW between 75’-150’)
• Projects are not subject to CEQA review
• Projects must have a minimum density of 30
units/acre, but greater density required for larger
sites or sites near transit
AB 2011
• SB 6 does not create ministerial approval process,
but projects are subject to HAA
• Subject to standard CEQA review.
• Projects must have a minimum density of 30
units/acre
SB 6
• Projects must comply with various other
development standards, for site and project
– For some standards, requirement specified in the laws – For other standards the requirement is taken from a
specified City zoning district
For Example: Maximum Density
– SB 6: “Subject to maximum density in the local zoning district that allows the minimum density.”
– AB 2011: Maximum density from the “closest zone … that allows multifamily residential use” at the minimum density requirement.
SB 6 & AB 2011
• All projects must pay prevailing wage
– SB 6 projects must use “skill and trained
workforce”
– AB 2011 projects must provide certain
health care benefits
SB 6 & AB 2011
• City may not require parking be provided for a
residential, commercial, or other development
project located within one-half mile of public transit. – Limited exceptions if City can make certain narrow findings • Public Transit:
– Rail or Bus Rapid Transit stop
– Ferry Terminal served by Bus or Rail
– Intersection of 2+ bus lines with 15 min. headways
– Major stops identified in regional transportation plan AB 2097
Q&A?
Questions?
Joint City Council and Planning Commission Meeting
March 28, 2023
Lilly Whalen, Community Development Director
Update on Status of Private
Development Projects in
Pinole
5C
Location of Current Development/Tenant
Improvement Projects in Pinole
Housing Type Number of New
Units
Current Status in 2021
Planning Permit
Approved
Building Permit
Issued
Construction
Completed,
Occupancy
Granted
Single Family (Ellerhorst St) 1 ●
ADU/JADU (Higuera Ave) 1 ●
ADU/JADU (Estrella Ct) 1 ●
Single Family (Limerick Rd) 1 ●
ADU/JADU (Limerick Rd) 1 ●
ADU/JADU (Doolin Ct) 1 ●
ADU/JADU (Doidge Ave) 1 ●
ADU/JADU (Hill View Ln) 1 ●
ADU/JADU (Belfair Dr) 1 ●
Multifamily (Roble Ave – Vista Woods) 179 ●
Multifamily (Appian Way – Appian Village) 154 ●
Multifamily (Pinole Valley Road – BCRE) 29 ●
Multifamily (Fitzgerald – Pinole Vista) 223 ●
TOTAL 594
Summary of New Housing in 2022
Major Multi-family Housing
Projects
SAHA
MAJOR HOUSING DEVELOPMENT
SAHA – 811 SAN PABLO AVE
33 HOUSING UNITS
15.8 MILLION DOLLAR VALUATION
SAHA – 811 San Pablo Ave
• Description: New apartment complex on vacant site
• Site Size: 0.61 acres
• Zoning: CMU
• Specific Plan Area: Yes
• Density Bonus: Yes
Project
• Units range 562-899 sf
• 29 one-bedroom units and 4 two-bedroom units
• Affordability Mix (100% very-low and low-income)
• 30% to 60% AMI
• Housing for Veterans
Units
• Lobby with mailboxes, stairs, elevator, spacious community room with kitchen and a computer station, two property management offices, a resident services office, an exterior bike storage, and a courtyard connecting to a community garden and a children’s playground • On site resident support services
• City providing the land and a >$3million 0% interest loan Features
SAHA – 811 San Pablo Ave
SAHA – 811 San Pablo
Ave SAHA – 811 San Pablo Ave
Summer
2024
• Leasing
Begins
(Anticipa
ted)
Summer
2024
• Const
Finished
(Anticipa
ted)
June
2023
• Const
Begins
(Anticipa
ted)
June
2023
• Building
Permit
Issued
(Anticipa
ted)
Dec
2022
• Applied
for
Building
Permit
July
2022
• Applied
for
Grading
Permit
July
2021
• Entitle.
granted
(Design
Review)
May
2021
• CEQA
(enviro.
review)
complete
Feb
2021
• Applied
for
Entitle.
SAHA – 811 San Pablo Ave
Vista Woods
MAJOR HOUSING DEVELOPMENT
VISTA WOODS – 600 ROBLE AVE, 1109 SAN PABLO AVE, 1230 SAN PABLO AVE 179 SENIOR HOUSING UNITS
30.4 MILLION DOLLAR VALUATION
Vista Woods – 600 Roble Ave, 1109 San Pablo,
1230 San Pablo Ave
• Description: Demolition of all existing structures (vacant for 20+ years) and construction of apartment complex
• Site Size: 2.01 acres
• Building Size: 184,349 sf
• Zoning: R-4, CMU
• Specific Plan Area: Yes
• Density Bonus: Yes
Project
• Units range 1,400-1,800 sf
• One building
• Affordability Mix (100%)
• Low-income Senior (62+) households
Units
• All Senior Housing, affordable to low income households • EV Ready Parking; 18 bike stalls on site; 2 EV charging stations • Lobby, community room with kitchen, computer station, laundry, fitness center facility, an exterior bike storage area, business offices Features
Vista Woods – 600 Roble Ave, 1109 San Pablo,
1230 San Pablo Ave
Vista Woods –
600 Roble Ave,
1109 San Pablo,
1230 San Pablo
Ave
Winter
2023/
Spring
2024
• Pre-leasing
begins
Winter
2023
• Const.
finished
Apr 2022
• Constructi
on begins
Jan 2022
• Building
Permit
Issued
August
2021
• Applied for
Building
Permit
Sept
2021
• Entitle.
granted
(Design
Review)
Aug 2021
• CEQA
(enviro.
review)
complete
Mar 2021
• Applied for
Entitle.
Vista Woods – 600 Roble Ave, 1109 San Pablo,
1230 San Pablo Ave
Appian Village
MAJOR HOUSING DEVELOPMENT
APPIAN VILLAGE - 2151 APPIAN WAY
154 CONDOMINIUM UNITS
64 MILLION DOLLAR VALUATION
Appian Village - 2151 Appian Way
• Description: Demolition of all existing structures, parking areas and infrastructure at the former (vacant for 16+ years) Doctor’s Hospital (100,000 sf) and construct 154 units of for-sale housing in 26 buildings • Site Size: 7.38 acres, Density: 20.88 du/ac
• Zoning: RMU, CMU
• Specific Plan Area: Yes
• Density Bonus: No
Project
• Units range 1,249 to 1,828 sf
• 26 Buildings
• Stacked flat and townhome configurations
• Affordability Mix (20%):
• 8 low-income
• 23 moderate-income
Units
• All-electric buildings
• EV Ready charging/Bike space in garage
• All new infrastructure (water, sewer, storm drainage, and streets) • All new curb, gutter, sidewalks, landscaping, paseos (pedestrian pathways), turf areas and a children’s outdoor/play area
Features
Appian Village - 2151 Appian Way
Appian Village - 2151 Appian Way
2024
• Construction
begins
Dec 2023
• First phase
of building
permits
issued
Dec 2022
• Applied for
Building
Permit
Sept 2022
• Demolition
Permit
Issued
Apr 2022
• Entitlements
granted
(Design
Review)
Dec 2021
• CEQA
(enviro.
review)
complete
Mar 2021
• Applied for
Entitlements
Appian Village - 2151 Appian Way
BCRE
MAJOR HOUSING DEVELOPMENT
BCRE – 2801 PINOLE VALLEY ROAD
233 HOUSING UNITS
~20-30 MILLION DOLLAR VALUATION
BCRE – 2801 Pinole Valley Road
• Description: new 29 unit 5- story apartment building and office/commercial addition
• Site Size: 1.78 acre/ Density: 35.8
• Zoning: OPMU
• Specific Plan Area: Yes
• Density Bonus: Yes
Project
• 29 total units plus office/commercial
• Units range 331 - 888
• Affordability Mix (15%)
• 2very-low income
• 2 low-income
Units
• Lounge, rental office, gym, mail area
• Rooftop common area
• Solar panels
• Parking area contains lifts
Features
BCRE – 2801 Pinole Valley Road
BCRE – 2801 Pinole
Valley Road
Summer
2024
• (Tentative)
Construction
begins
Spring
2024
• (Tentative)
Building
Permit
Issued
Winter
2023
• (Tentative)
Applies for
Building
Permit
Jan 2023
• Applied for
grading
permit
May 2022
• Entitle.
Approved
(Design
Review)
Mar 2022
• CEQA
(enviro.
review)
complete
Oct 2020
• Applied for
Entitle.
BCRE – 2801 Pinole Valley Road
Pinole Vista
MAJOR HOUSING DEVELOPMENT
PINOLE VISTA – 1500 FITZGERALD
233 HOUSING UNITS
~55 MILLION DOLLAR VALUATION
Pinole Vista – 1500 Fitzgerald
• Description: Demolition of vacant K-Mart building (91,000 sf) and construction of 5-story 223 unit apartment complex
• Site Size: 5.93 acres/ 37.6 du/ac
• Building Size: 263,862 sf
• Zoning: CMU
• Specific Plan Area: Yes
• Density Bonus: Yes
Project
• 223 total units
• Units range 532- 1,288 sf
• Affordability Mix (15%)
• 14 very-low income
• 13 low-income
Units
• Fitness center, children’s play areas, bike storage, courtyards, horizontally integrated with commercial uses
Features
Pinole Vista – 1500 Fitzgerald
Pinole Vista – 1500 Fitzgerald
TBD
• Working with
Applicant on
timeline for
demolition
and building
permit
submittal
Oct 2022
• Entitle.
Granted by CC
(Design
Review)
July 2022
• Entitle.
Recommende
d by PC
(Design
Review)
June 2022
• CEQA (enviro.
review)
complete
Apr 2021
• Applied for
Entitle.
Pinole Vista – 1500 Fitzgerald
Summary of Major Multifamily Production
Timeline
Spring
2027
•Appian
Village
Constructi
on
Finished
Summer
2024
• SAHA
Const
Finished,
Leasing
Begins
• BCRE
Constructi
on Begins
Spring
2024
•Appian
Village
Constructi
on begins
• BCRE
Building
Permits
Issued
Winter
2023
• Vista
Woods
Constructi
on
finished,
Leasing
Begins
•Appian
Village
First Phase
Building
Permits
Issued
• BCRE
applies for
Building
Permit
June
2023
• SAHA
Building
Permit
Issued and
Constructi
on Begins
(Anticipate
d)
Jan 2023
• BCRE
Grading
Permit
Issued
Dec 2022
•Appian
Village
Applied for
Building
Permit
Sept
2022
•Appian
Village
Demolition
Permit
Issued
Apr 2022
• Vista
Woods
Constructi
on Begins
Jan 2022
• Vista
Woods
Building
Permit
Issued
Other Housing Projects
Hazel Street
Subdivision
Rancho Ct Single
Family Home + ADU Limerick Single
Family Home + ADU
Brandt Ct Single
Family Home + ADU
Pinole Valley Road Single
Family Home + ADU
San Pablo
Ave Triplex
Other In-Progress Housing Project Locations
Address Description of Project/ TI Status Anticipated Completion 1630 Hazel Street Four-lot Subdivision/Design Review for four new single family homes and Development
Agreement for roadway connection to
Sunnyview Drive
Building permit
review
2024 and later
8 N. Rancho Court New single-family residence and ADU Building permit review
2024 and later
2525 Brandt Street New two-story single family residence and accessory dwelling unit
Building permit
review
FY 23/24
472 Limerick Road New two-story single family residence and ADU
Under
Construction
CY 2023
1169 Pinole Valley Road New two-story single family
residence
Under
Construction
Temporary Certificate of
Occupancy Issued March 2023
1479 San Pablo Avenue New Triplex - three attached residential units
Building Final
Issued
ASAP- Pending Certificate of
Occupancy
Status Other In-Progress Housing Projects
Commercial/Industrial
Projects
In-Progress Commercial/TI/Industrial Project
Locations
Seven-Eleven
Nordstrom Rack
Boba Birds
Mike’s Appliances
Rebel Gas Station
Teaspoon
Pinole Shores II
Name Address Description of Project/ TI Status Anticipated Completion Seven Eleven 2401 Appian
Way
New convenience store and new fueling
canopy and fueling system
Under construction April 2023
Nordstrom
Rack
1330-B
Fitzgerald Dr
TI Retail Store Round 2 Plan Review September 2023
Boba Birds 1569 Tara
Hills Dr
Restaurant/ Fast Food Issued Building permit TBD
Mike’s
Appliances
1736 San
Pablo Ave
Appliance Store Issued Building Permit April 2023
Rebel Gas
Station
1401
Fitzgerald Dr
TI Convenient Store Round 2 comments out to
Applicant
TBD
Teaspoon 1360
Fitzgerald
TI tea shop Issued Building permit
March 2023
TBD
Pinole Shores
II
836-848 San
Pablo Ave
Two new 107,943 sf warehouse
buildings and 10,000 square feet of
office space
In entitlement review NA
Status In-Progress In-Progress
Commercial/TI/Industrial Locations
Accessory/Junior Accessory
Dwelling Units
Accessory Dwelling Units
Accessory Dwelling Unit (ADU)
Dwelling unit on the same parcel as a primary single-family or multifamily dwelling containing complete independent living facilities including permanent facilities for sleeping, living, eating, cooking, and sanitation.
Junior Accessory Dwelling Unit (JADU)
Dwelling unit contained entirely within a single-family residence and is no greater than 500 square feet. Sanitation facilities may be provided in the unit or shared with the residence.
3 3
5 9
9 9
0 2 4 6 8 10
2018
2019
2020
2021
2022
2023 (to date)
ADUs Applied
• 30 ADUs
• 4 JADUs
Accessory Dwelling Units (ADUs) since 2018
Questions and Discussion
Joint City Council and Planning
Commission Meeting
March 28, 2023
Streamlining Creation of New
Housing: 6th Cycle Housing
Element Programs & Status Update
on Other General Plan Elements
5D
6th Cycle Housing Element
Update
Housing Element Contents
Review of
Accomplishments:
Evaluation of previous housing
element
Needs Assessment: Analysis
of existing and projected
housing needs
Housing Resources:
Inventory of available land for
housing
Constraints:
Analysis of potential
constraints on housing (e.g.,
permit processing procedures,
fees)
Affirmatively Furthering
Fair Housing:
Assessment of fair housing
conditions, commitment to
“meaningful actions” that
improve fair housing
Implementation Plan:
Goals, policies, and
implementation programs to
meet unmet housing needs
Housing Plan & Programs
Housing
Element
Plan
3 main components: • Goals – broad objectives and
desires and outcomes
• Policies – general
commitments, strategies,
approaches
• Actions – measurable
outcomes, metrics, timelines,
responsible parties, and funding
6th Cycle
Housing
Element
Goals
Housing Production and Adequate Sites to Meet
Regional Housing Needs
Housing to Meet the Needs of All Income Levels and
Special Needs Groups
Removal of Governmental Constraints
Conserve, Preserve, and Improve the Housing Stock
Affirmatively Furthering Fair Housing
Housing Education and Community Outreach
Housing Production Programs
1. Provision of Adequate Sites and Site
Inventory Monitoring
2. Publicize and Promote Residential Sites
Inventory
3. Outreach and Technical Assistance to
Applicants
4. Facilitate ADU Production
Housing Production Program Highlights:
ADU Production
Program 4: Facilitate ADU Production
• Updated ADU Ordinance
• ADU Tracking
• ADU Fast Track Program
• ADU Amnesty Program
• Fee Waivers for Affordable ADUs (upon securing funding) Quantified Objective: Increased ADU production from 3 to 5 annually Geographic Targeting: Promotion in east Pinole or areas where fewer ADUs are being built
Housing to Meet the Needs of All Income Levels
and All Special Needs Groups Programs
5. Incentives for Mixed-Use Developments
6. Development of Housing Successor Agency’s
Low- and Moderate-Income Housing Asset
Fund Policy
7. Affordable Housing Incentives
8. Housing for Extremely Low-Income Households
and Persons with Disabilities
9. Senior Housing Incentives
10. Home Sharing and Tenant Matching
Special Needs
Program
Highlights:
Housing for ELI
Households
and Persons
with
Disabilities
Program 8: Housing for Extremely Low-Income
Households and Persons with Disabilities
Housing Successor Agency’s Low- and ModerateIncome Housing Asset Fund Policy (per Program 6) Fee waiver for building permits to qualified households assist in improvements for universal designs
Reduce parking standards for ELI development
Contact with developers and service providers,
including annual housing workshop for developers
Special Needs Program Highlights:
Senior Housing Incentives
Program 9. Senior Housing Incentives
• Reduced parking for senior developments
• Permit fee waivers for elderly residents to assist aging in place • Enhanced rebate incentives to make it feasible to undertake energy efficient weatherization projects (per Program 18)
• Promote the home matching and shared housing program for homeowners (Program 10)
Constraint
Removal
Programs
• Zoning Amendments
• Objective Design Standards
and SB 35 Streamlining
• Fee Evaluation and
Publicization
• Permit Streamlining
Constraint Removal Program Highlights:
Zoning Amendments
Program 11. Zoning Amendments
• Amend the Emergency Shelter ordinance to comply with AB 139 • Amend zoning ordinance to allow for Low Barrier Navigation Centers by right in mixed-use and nonresidential zones that allow multi-family uses • Update zoning ordinance to permit manufactured homes on permanent foundations in RMU
• Amend zoning ordinance to comply with SB 9 standards
• Update zoning ordinance to comply with state density bonus law Conserve, Preserve, and
Improve the Housing
Stock
• Rehabilitation Assistance
• Acquisition/Rehabilitation of
Properties
• Below Market Rate Regulations and
Conversions
Affirmatively Furthering Fair Housing
18. Place-Based Improvements
19. Fair Housing Resources and
Services
20. Displacement Prevention/Housing
Mobility
AFFH Program Highlights:
Fair Housing Resources and Services
Program 19. Fair Housing Resources and Services
• Advertise services and collaborate with County’s fair housing provider • Provide education resources to tenants, landlords, and homeowners • Make fair housing resources available online, at the public information counter, at the library and Senior Center
• Refer fair housing complaints to a qualified fair housing provider • Provide translation services as needed at City events and at the front counter
Housing Education and Community Outreach
21. Housing Resources Education
22. ADU, JADU, and SB 9 Education
and Promotion
Education & Outreach Program Highlights: Resources and
Education
Program 21. Housing Resources and Education
• Information regarding housing resources on City website • Pamphlets at City Hall and other community locations such as the Senior Center and Library • Information through articles in local newspaper and with cable TV public service announcement • Advertising housing resources through social media
• Presence at a booth in community events at least once a year • Provision of materials in multiple languages, in coordination with Program 19 Other General Plan Element
Updates
Required
Health &
Safety
Element
Updates
20 California adopted laws requiring the City to:
Update the Safety Element at the time as the Housing Element update Identify and update information related to:
• Seismic and geologic hazards
• Evacuation routes
• Military installations
• Peak-load water supply requirements
• Minimum road widths and clearances around structures
• Flood hazards
• Fire hazards
Identify residential developments in any hazard area that do not have at least two evacuation routes Prepare a climate change vulnerability assessment and develop climate adaptation and resilience strategies Safety Element
Background
• State passed Senate Bill 1000 in 2016 requiring cities and counties with any “disadvantaged communities” to incorporate Environmental Justice related goals, policies, and objectives into their general plans. • CalEPA identifies disadvantaged communities as:
• Uses definition in Section 39711 of the Health and Safety Code, or • Low-income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure or environmental degradation
• Must happen upon adoption or revision of two or more elements on or after January 1, 2018
21 Heath and
Environmental Justice
Element
Identify disadvantaged communities
within the County’s General Plan
planning area.
** County will use the term:
Environmental Justice Communities
(EJCs)
Identify objectives and policies to reduce
unique or compounded health risks in
EJC. To include 5 EJ Topic Areas:
Pollution Exposure, Public Facilities,
Safety & Sanitary Homes, Food Access,
Physical Fitness
Identify objectives and policies to
promote civic engagement in public
decision making.
Identify objectives and policies to
prioritize improvements and programs
to address the needs of EJC
High-Level Summary of General Plan Update
Timeline
July 2023
• Adoption of Safety &
Health/EJ Element by
CC
June 2023
• Review of Safety &
Health/EJ Element by
PC
April 2023
• Revised 6th Cycle
Housing Element
Adopted by CC
• Revised Element sent to
HCD for Substantial
Compliance
Confirmation
March 2023
• Revised 6th Cycle
Housing Element
Reviewed by PC