City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 06/10/2025
Subject: 6th Cycle Housing Element
RECOMMENDED ACTION:
The Planning Commission recommends that the City Council adopt the attached resolution adopting the 2023-2031 City of Ripon Housing Element (6th Cycle Housing Element or Housing Element) as part of the City of Ripon General Plan 2040. Adoption will ensure compliance with California State Housing Element Law (Government Code Sections 65580-65589.11) and assist in receiving certification from the California Department of Housing and Community Development (HCD).
EXECUTIVE SUMMARY
The 6th Cycle Housing Element is a critical component of the General Plan, addressing housing needs for all income levels in compliance with state law. This update identifies strategies to meet the City’s Regional Housing Needs Allocation (RHNA), evaluates past performance, and outlines policies and programs to address housing constraints and promote fair housing opportunities.
Through a multi-year public engagement process, the Housing Element has been prepared to address Ripon’s housing needs and the Adoption Draft Housing Element has been revised to address public and HCD comments. Adoption by the City Council finalizes this process.
BACKGROUND
State Mandate: California law requires cities to update their Housing Elements every eight years. This 6th Cycle covers 2023-2031.
RHNA Allocation: The City’s RHNA obligation includes 1,424 units distributed across the following income levels:
o Extremely Low Income (<30% AMI): 174 units
o Very Low Income (30% to 50% AMI): 173 units
o Low Income (50% to 80% AMI): 218 units
o Moderate Income (80% to 120% AMI): 255 units
o Above Moderate Income (120% + AMI): 604 units
(AMI – Area Median Income)
Public Participation: Extensive outreach included public workshops, both via Zoom and in-person, stakeholder meetings and outreach, tribal consultations, and a public hearing with the Planning Commission. Feedback received during this public outreach process has been incorporated into this Adoption Draft of the Housing Element.
KEY COMPONENTS OF THE HOUSING ELEMENT
1. Housing Plan: The Housing Plan establishes the following five goals, and identifies policies and programs to support and address each goal. The goals address the following topics:
Goal A: Providing adequate sites to accommodate the City’s housing needs Goal B: Encouraging development of a variety of housing types and affordability levels
Goal C: Promote the conservation, maintenance, and improvement of the existing housing stock
Goal D: Affirmatively further fair and equal housing opportunities for all persons Goal H-3: Encourage energy conservation
2. Background Report: The Background Report provides information regarding the City’s population, household data, and housing characteristics, as well as quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing.
The Background Report includes the following chapters:
A. Introduction: Describes components of the Housing Element.
B. Housing Needs Assessment: Analysis of demographic trends, employment patterns, and housing conditions. Special attention was given to vulnerable groups such as seniors, persons with disabilities, and extremely low-income households.
C. Housing Constraints: Review of governmental (e.g., land use and zoning standards, development fees, etc.) and nongovernmental (e.g., market conditions, environmental conditions, etc.) barriers to housing development. Strategies to mitigate these constraints are outlined.
D. Inventory of Residential Sites and Housing Resources: Identification of adequate sites zoned for residential development to meet RHNA obligations. A buffer has been included to ensure compliance.
E. Affirmatively Furthering Fair Housing (AFFH): Assessment of fair housing issues, including enforcement and outreach capacity, integration and segregation patterns and trends, access to opportunity, and disproportionate housing needs, with strategies identified to reduce segregation, address disparities in access to opportunity, and foster inclusive communities.
STAFF IMPLEMENTATION RESPONSIBILITIES
Implementation of the 2023–2031 Housing Element will be led by the City’s Planning Department, in coordination with other City departments, the Planning Commission, the City Council, and regional partners. In all there are 24 distinct Housing Programs with numerous objectives in each required in the implementation of the 6th Cycle Housing Element.Staff responsibilities include maintaining a current inventory of residential sites to meet RHNA requirements, coordinating with affordable housing developers and service providers, facilitating infrastructure improvements to support new housing, and ensuring the City’s Development Code remains aligned with evolving state housing laws (Municipal Code updates). Staff will also administer a wide range of housing programs outlined in the Housing Plan, such as those promoting affordable and special needs housing, accessory dwelling units, housing rehabilitation, and fair housing outreach. Regular monitoring and reporting through Annual Progress Reports to the State will track implementation progress, and staff will conduct ongoing public outreach to ensure community awareness and engagement with available housing resources and programs.
RESPONSE TO HCD COMMENTS
The draft Housing Element has gone through the state mandated 90-day review by HCD and revisions per HCD’s feedback received during their review period have been incorporated into the Adoption Draft Housing Element. Key changes included revisions to the following sections:
Revisions were made to the Housing Programs section of the Housing Plan addressing areas of perceived inadequacies by HCD, including adding measures to promote development of housing to address lower income and special needs households, including farmworkers, address potential constraints associated with land use controls, promote housing rehabilitation, and increase housing opportunities for lower income and potentially disadvantaged households in high opportunity and high income areas.
Adjustments were made to the Quantified Objectives of the Housing Plan addressing comments by HCD.
Adjustments were made to the Housing Constraint chapter of the Background Report to address comments received by HCD, including comments related to development standards, residential densities and capacity, parking, and the review and approval process for residential development applications.
Revisions were made to the Inventory of Residential Sites and Housing Resources chapter of the Background Report to provide additional information regarding pending and approved projects and to address the anticipated affordability of accessory dwelling units.
Additional narrative was added to the Affirmatively Furthering Fair Housing chapter to provide greater detail regarding the public participation and outreach process, local knowledge and data related to fair housing issues, areas of affluence, and access to opportunities. .
Following adoption, the Housing Element will be submitted to HCD for a 60-day review period.
During that time, minor changes may be requested to address the findings provided by HCD in its November 27, 2024 letter and clarify the revisions made to address the findings.
ENVIRONMENTAL REVIEW
Adoption of the Housing Element constitutes a General Plan amendment. The Housing Element is strictly a policy document that contains goals, policies, and programs aimed at accommodating the City’s Regional Housing Needs Allocation of 1,424 housing units by 2031. The Housing Element does not entitle, propose, or approve any development project, zoning amendment, General Plan land use amendment, or any other physical change to the environment nor are any sites required to be rezoned to accommodate the City’s housing needs. The Housing Element encourages a variety of housing types, including dense, mixed-use housing development, within areas of the City that are already designated and zoned to accommodate housing with adequate existing or planned infrastructure to support development, in compliance with the City’s Ripon General Plan, the Municipal Code, including Title 16 (Development Title), and mandates of State law to accommodate eligible housing projects. The Project does not require the rezoning of any sites to accommodate the City’s housing needs. The Housing Element is exempt from CEQA under Section 15061(b)(3), as it does not directly result in physical development, and is further exempt from CEQA under CEQA Guidelines Section 15283 as an action to implement a regional housing need determination and under CEQA Guidelines Section 15262 exempting feasibility studies for future actions which an agency has not yet approved.
FISCAL IMPACT
There is no direct fiscal impact associated with adoption, however, compliance ensures eligibility for state funding for housing programs.
CONCLUSION
Adopting the 6th Cycle Housing Element demonstrates the City’s commitment to meeting its housing needs while promoting equity and sustainability. City Council adoption maintains compliance with state law and positions the City for future success in addressing community housing challenges.
Attachments:
1. Exhibit 1 - 6th Cycle Housing Element Part 1
2. Exhibit 1 - 6th Cycle Housing Element Part 2
3. Exhibit 2 - CEQA Determination Ripon Housing Element
4. Notice of Exemption
5. HCD Response Letter regarding the Draft Housing Element Review
6. Housing Element Public Hearing
RESOLUTION NO. 25-19
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RIPON ADOPTING THE AMENDMENT TO THE GENERAL
PLAN TO UPDATE THE HOUSING ELEMENT
WHEREAS, Sections 65580 through 65589.8 of the California Government Code require each jurisdiction to regularly update its Housing Element in accordance with deadlines established by the State; and
WHEREAS, on March 5, 2024, at 1:00 pm, the City held a Zoom public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and
WHEREAS, on March 6, 2024, at 5:30 pm, the City held an in-person public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and
WHEREAS, the City made the Draft Housing Element available for public review from July 17, 2024 through August 16, 2024; and
WHEREAS, on July 30, 2024, at 1:00 pm, the City held a second Zoom public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and WHEREAS, on July 31, 2024, at 5:30 pm, the City held second in-person public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and WHEREAS, the City did receive a few public comments regarding the Draft Housing Element Update during the public review period and made revisions as necessary to address the comments in the Draft Housing Element; and
WHEREAS, the City submitted the Draft Housing Element Update to the California Department of Housing and Community Development (HCD) on August 30, 2024 for HCD’s state-mandated 90-day review; and
WHEREAS, HCD completed their state-mandated 90-day review and provided a response letter dated November 27, 2024 addressing necessary revisions to the Draft Housing Element in order to bring the Housing Element into compliance with Article 10.6 of the Government Code; and
WHEREAS, the City’s consultant revised the Draft Housing Element pursuant to HCD’s response letter and the City released an Adoption Draft Housing Element for public review on February 28, 2025, prior to the required public hearings for adoption; and WHEREAS, the City has analyzed the Draft Housing Element and determined that the Housing Element does not have the potential to result in a significant adverse environmental effect and is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the State CEQA Guidelines; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 14, 2025 regarding the Housing Element Update at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the Planning Commission reviewed and considered all evidence submitted in connection with the Housing Element Update, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and
WHEREAS, the Planning Commission found that the above recitals are true and correct and constitute the Findings made by the Planning Commission in approving this Resolution; and WHEREAS, the Planning Commission recommended unanimously (4-0) that the City Council make certain findings and adopt a General Plan Amendment to replace the adopted Housing Element with the 6th Cycle Housing Element; and WHEREAS, the City Council held a duly noticed public hearing on June 10, 2025 regarding the Housing Element Update, attached as “Exhibit 1”, including the changes requested by HCD, at which time all interested persons were given an opportunity to be heard; and WHEREAS, the City Council has reviewed and considered all evidence submitted in connection with the Housing Element Update, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and
WHEREAS, the City Council finds that the goals, policies, programs, and objectives contained in the Housing Element Update, considered individually and cumulatively, do not adversely affect the internal consistency of the City of Ripon General Plan; and WHEREAS, the City Council has utilized its own independent judgment in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in written and oral testimony during the public hearing NOW, THEREFORE, BE IT RESOLVED, that the City Council, pursuant to the Ripon Municipal Code, upon evidence in the staff report and project file, makes the following findings:
1. That the above recitals are true and correct.
2. That the City Council does hereby find the 6th Cycle Housing Element - Environmental Determination attached to the Staff Report for this Resolution as “Exhibit 2” has been prepared and completed in compliance with CEQA.
3. That the City Council does hereby find that the Housing Element Update is exempt from CEQA pursuant to CEQA Guidelines Sections 15061(b)(3), 15262, 15283 as described in Exhibit 2 and does hereby direct that a Notice of Exemption be filed with the County Clerk and the Governor’s Office of Land Use and Climate Innovation (formerly Office of Planning and Research).
NOW, BE IT FURTHER RESOLVED THAT: the City Council of the City of Ripon adopts the Housing Element Update (6th Cycle Housing Element) as shown in Exhibit 1 and incorporated herein by reference.
NOW, BE IT FURTHER RESOLVED THAT, the decision of the City Council is based on the following findings, considering the staff report and the whole of the record:
1. The proposed Housing Element Update contains a thorough and adequate treatment of housing issues required to be addressed by State law and adequately addresses each of the HCD findings. The amendment to the General Plan 2024 will adopt the Housing Element Update (6th Cycle Housing Element) and will replace the 2015-2023 Housing Element with the 6th Cycle Housing Element.
2. The goals, policies, programs, and objectives contained in the Housing Element Update, considered individually and cumulatively, do not adversely affect the internal consistency of the City of Ripon General Plan and that the proposed Housing Element Update is not a detriment to the public interest, health, safety, and welfare of the City.
3. The proposed Housing Element Update has been prepared to substantially comply with State Housing Element Law and has been revised to address the findings identified by HCD in its letter dated November 27, 2024.
4. Based on substantial evidence provided in the Housing Element, including demand for housing in the City, historical development trends of underutilized sites, opportunities for streamlined infill development, unique site characteristics including low lot utilization on sites larger than five acres and sites with agricultural uses designated for urban development, and a commitment from the City to implement programs that incentivize and promote the development of sites, including redevelopment or intensification of underutilized sites, the City Council finds that the existing uses on the underutilized sites identified to accommodate the City's RHNA do not impede residential development during the period covered by the Housing Element, that the sites that allow non-residential uses are likely to accommodate a portion of the RHNA, and that the sites identified in the Housing Element Update are anticipated to be available for development during the Housing Element period.
5. The Housing Element Update includes a wide variety of objectives, policies, and implementing programs designed to enhance the public health, safety, and welfare, including the goals, policies, and programs to support safe and decent housing, to maintain, rehabilitate, and preserve housing, to increase housing choice, to encourage the development of a variety of housing types and locations to meet the needs of all income levels and the needs of special needs populations, and to affirmatively further fair housing.
6. The Housing Element Update project was prepared in accordance with the California Government Code and the California Environmental Quality Act.
7. The Planning Director is authorized to make minor modifications to the Housing Element to achieve certification and address comments provided by the Department of Housing and Community Development on this Housing Element, provided that the modifications would not exceed the total amount of development accommodated by the General Plan 2024 prior to revisions and would not result in new actions by the City that would require a General Fund commitment of $50,000 or greater.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 10th day of June, 2025, by the following vote:
RESULT: ADOPTED [UNANIMOUS]
MOVER: Michael Restuccia, Council Member
SECONDER:Gary Barton, Vice Mayor
AYES: de Graaf, Barton, Uecker, Restuccia, Zuber
THE CITY OF RIPON,
A Municipal Corporation
By ________________________________
DANIEL DE GRAAF, Mayor
ATTEST:
By: ___________________________
LISA ROOS, City Clerk