Rio Vista

H-15. Public Private Partnerships

The City will work closely with the business and development communities toward achieving the City’s affordable housing goal. City of Rio Vista: The City will maximize potential funds available through existing state, federal, and local programs for its affordable housing program. Development Community: The City will encourage private developers and property owners to cooperate in financing sewer plant expansion as a means of facilitating development. Housing Development Corporations: The City will work with non/for-profit developers specializing in housing for various special needs groups. Emphasis will be on development of multifamily rental housing for older adults and the disabled with varying services and amenities. Ex include apartments with common areas designed specifically for social events of interest to older adults, independent living with common dining facilities, assisted care facilities, and skilled nursing facilities that will provide a continuum of care for senior residents. The City will utilize many of the implementation measures discussed above to assist the development of both disabled-accessible and senior housing, including but not limited to, applying for state and federal funding, encouraging local banks to make private financing available, local government funding, dev agreements (H-7), and applying density bonuses/incentives (H-10). The City will contact local advocates, the CA Housing Development Corporation, the Solano County Agricultural Commissioner and the Farm Bureau to identify sites and revise ordinances to facilitate construction of farmworker housing, designated as an allowed use in the Agricultural zoning district (H-2). Pacific Gas and Electric: The City will inform the public of PG&E’s California Alternate Rates for Energy (CARE) Program, providing a monthly discount on energy bills for income qualified households and housing facilities.

During the 5th planning period, the City experienced challenges employing a full-time staff. However, the City used its SB 2 and LEAP grant funding to conduct planning studies, and evaluate and develop conceptual plans for housing on a City-owned industrial parcel to present to City Council.

H-13: Monitoring Program.

The City of Rio Vista will implement its monitoring program, as described in greater detail in the “Monitoring Program” section. The Monitoring Program provides mechanisms by which the City can periodically assess housing needs. The Annual Housing Supply Report, which is a part of this program, will annually evaluate the city’s residential vacancy rate to determine whether the rate is contributing to decreased housing affordability. The Monitoring Program will also include annual housing price/rental rates survey; annual affordable housing performance analysis (part of the annual General Plan progress report required by Govt. Code §65400); analysis of potential constraints/impediments on an ongoing basis; and monitoring reports on biannual specific plan area, planned unit development, and development agreement. Public meetings will be conducted before the approval of Annual Progress Reports to receive public participation, including outreach to those on the List of Stakeholders in Appendix – A.

During the 5th planning period, the City experienced challenges employing a full-time staff. However, the City used its SB 2 and LEAP grant funding to conduct planning studies, and evaluate and develop conceptual plans for housing on a City-owned industrial parcel to present to City Council.

H-14. Public Awareness/Education Program.

The City will continue to educate its citizens regarding the necessity of providing the affordable housing needed to support the job growth occurring in Rio Vista. Specifically, this information focuses on the need to provide affordable housing close to jobs—in an effort to reduce the traffic and air quality impacts that result from long commutes. These efforts, by necessity due to the location of the City at a distance from employment in urban centers, require commensurate efforts in the development of job centers in the City. In addition, programs will target community opposition to affordable housing projects— in an effort to remove negative perceptions. Education will occur through public hearings; presentations to various service organizations and other community groups; and articles published in the local newspaper, the City’s website, Public Education Channel, and the Chamber of Commerce newsletter. The City will promote and publicize the availability of state and federal funding for affordable housing in the form of loans and grants. Information will be available at City Hall and distributed through the local media, mailings to property owners within targeted areas, and mailings to local contractors and developers. The City will prepare a flyer with information on unfair housing practices and fair housing laws and will make the flyer available for viewing on the City’s website and will make hard copies available at City Hall. Hard copies will also be provided to local service organizations, community centers, and agency offices, providing housing assistance to make available to the public/clients. The flyer will be prepared and posted by December 30, 2016; summarize fair housing laws and provide contact information for agencies with the ability to address unfair housing grievances, including HUD and the CA DFEH.

During the 5th planning period, the City experienced challenges employing a full-time staff. However, the City used its SB 2 and LEAP grant funding to conduct planning studies, and evaluate and develop conceptual plans for housing on a City-owned industrial parcel to present to City Council.

H-30. AB 162 (Update of Flood Hazard Information).

AB 162 requires Rio Vista to update the flood hazard information in the General Plan Safety Element, as well as related policies and programs in the Safety, Conservation and Land Use elements.

The Draft 2045 Rio Vista General Plan includes an update of the City’s Safety Element that meets all requirements related to flood hazard information.

H-16. Interagency Coordination.

The City will continue to work with Solano County and other agencies to ensure that water, sewer, and utilities are available. The City will work with other jurisdictions to identify the need for homeless shelters. The City will work with a non-profit community organization to apply for state/ federal funding for the development of a homeless facility, if the need is established for Rio Vista. The City will cooperate with Travis Air Force Base officials to identify any unmet needs among military personnel for affordable housing in Rio Vista.

During the 5th planning period, the City experienced challenges employing a full-time staff. However, the City used its SB 2 and LEAP grant funding to conduct planning studies, and evaluate and develop conceptual plans for housing on a City-owned industrial parcel to present to City Council.

H-2. Zoning Ordinance Review and Update.

To ensure that the ZO works in conjunction with General Plan policies to achieve housing and other City objectives, the City will review and modify its Zoning Ordinance by December 30, 2016. Review will be completed as staffing levels allow, but on a consistent basis throughout this planning period. A. General Zoning Text Modifications B. SB 2 Focused Revisions.

The city successfully amended the zoning code to comply with the Housing Element programs. The city passed Ordinance Number 010-2021 to comply with state regulations for JADUs and ADUs. Through this ordinance the City hopes to expand housing opportunities for low- and moderate-income households. The City completed its SB2 grant funded Entitlement Study that evaluated residential development potential for a 62.5 acre City-owned property that is currently designated for industrial use. The Entitlement Report considered residential use layouts, general design parameters and significant engineering constraints. The land use plan established in the Entitlement Report has been applied as the land use designations in the Draft Rio Vista 2045 General Plan

H-5. State and Federal Programs.

The City will pursue participation in the state and federal programs listed below. The City will consider additional programs, depending on the availability of funding, Rio Vista’s eligibility for such funding, and the identification of eligible projects. The City will make available an information sheet, as well as a link on the City’s website, to provide information to the public regarding the availability of these programs. The City will seek and pursue funding opportunities and prioritize local resources as available to assist in the development and rehabilitation of housing for extremely low- income households. As part of seeking funding and working with stakeholders, the City will at least annually evaluate funding and alternatives for incentives such as fee waivers, priority processing and facilitating entitlements to assist in the development of housing for extremely lowincome households.

The City did not have staff capacity during the 5th planning period to actively pursue the specific Housing Element programs. The City applied for and received SB2 and LEAP grants that funded efforts housing related planning efforts. The City’s LEAP grant partially funded the update of the City’s General Plan Element that was completed in July 2023. LEAP funds also supported preparation of the Rio Vista 2045 General Plan Safety Element. The City’s SB2 grant funded preparation of an Entitlement Report that analyzed the conversion of 62.5 acres of industrial land to residential uses and that will serve as the basis for a request for qualifications/proposals to solicit proposals for residential development of the 62.5 acre property. Planning efforts funded by the City’s SB2 and LEAP grants were completed in 2023. The City applied and was granted both the SB 2 grant and the LEAP grant. Each grant will help fund planning studies for the rezoning of industrial land to residential uses and fund the update of the 6th cycle Housing Element. With an updated Housing Element, the city can identify and apply for state and federal programs to assist the development and rehabilitation of extremely low-income households. Since 2021, the City has worked with Renne Public Policy Group (RPPG) to provide grant consulting services. RPPG or similarly qualified firms will be applying for and administering grants during the 6th cycle.

H-7. Development Agreements.

The City will use development agreements for all housing projects that are subject to affordability requirements. These agreements will identify the number of affordable units to be constructed; the unit sales or rental price; the income group to whom the units will be affordable; and the length of time the units will remain affordable. These requirements may be effected through deed restrictions on affordable housing units or other means necessary to ensure affordability over time. Development agreements will provide for mixed-use development, wherever applicable, to help achieve the City’s affordable housing objectives. The agreements will specify the type of units, income ranges, and parcel-byparcel obligations. The agreements will describe strategies, including landowner obligations, funding, and subsidies. A provision for payment of in-lieu fees may be included, if appropriate. If adequate subsidies are not available to assist in achieving the 20 percent affordable housing requirement at the time of project construction, additional time may be given for the City and the developer to assemble the necessary financing. In all cases where in-lieu fees are used as an alternative to producing affordable units, the Community Development Department will review the projects based on the good faith effort by the owner to use all available subsidies, and the type of project and its ability to absorb the affordable units. The City will annually review all development agreements for compliance with affordability provisions. Any property owner who fails to comply with the requirements of a development agreement may be found by the City Council to be in default of the agreement

During the 5th planning period, no development agreements were done. Final entitlement approvals were granted to the Liberty Phase 3/Luminescence project, an active adult community by DeNova Homes within the overall Summit Liberty project. Following these approvals, the project was cleared for development and commenced construction in early 2021.

H-28. Second Unit Amnesty Program.

Rio Vista will continue the program to amend the Municipal Code to implement a Second Unit Amnesty Program. This program will offer incentives for property owner/applicants to register existing, unpermitted second units by demonstrating safe and habitable dwelling conditions. This Amnesty Program is intended to encourage healthy and safe conditions in existing units. This is an opportunity to legalize unpermitted second units for half the permitting cost. Some permit standards have been adjusted to accommodate existing buildings while focusing on tenant health and safety. A legal second unit can increase your property value. Free technical assistance will be available on how to legalize an unpermitted second unit. At the close of the Amnesty period, properties found in violation of County Code will be required to comply with more stringent Second Unit development standards, and increased fees will be assessed. Unpermitted second units in existence will be eligible to apply for a Second Unit Amnesty Permit provided the unit meets all requirements of the program. Existing second units eligible for a Second Unit Amnesty Permit may comply with the requirements of this Second Unit Amnesty Program rather than the standard UBC requirements. Second Unit Amnesty Permit applications submitted and found to be complete during the prescribed period will qualify for a full waiver of all associated planning and building fees.

The City continues to facilitate the development of ADUs. The City worked with a few residents to ensure their ADUs were complaint. The City will continue to use the adopted ADU Ordinance in the Municipal Code 17.44.030, to ensure illegal ADUs are legalized and in compliance.

H-2 Accessory Dwelling Units.

The City will encourage the construction of ADUs throughout the city through the following actions, which are aimed at providing an increased supply of affordable units and therefore help reduce displacement risk for low-income households and increase mobility: • Amend the municipal code to be consistent with the latest state legislation related to ADUs, ensuring that ADUs are permitted in all zones that permit single-family or multifamily uses, and permit the construction of a junior accessory dwelling unit (JADU) on each lot in addition to an ADU, in accordance with California Government Code Section 65852.2. The City will promote and incentivize construction of new accessory dwelling units through the following actions, which are aimed at providing an increased supply of affordable units throughout the city, thereby increasing housing mobility opportunities: • Post information on City’s website and the Chamber of Commerce newsletter to inform property owners of the standards for ADU development, permitting procedures, and construction resources. • Encourage developers, as projects are proposed, to design floor plans for all new market rate residential units to accommodate future conversions to ADUs/JADUs.

The City amended its zoning code to ensuring that ADUs are permitted in all zones that permit single-family or multifamily uses, and permit the construction of a junior accessory dwelling unit (JADU) on each lot in addition to an ADU, in accordance with California Government Code Section 65852.2. Amendments adopted February 6, 2024.

H-20 Use of Sites in Previous Cycles.

Pursuant to Government Code Section 65583.2(c), any non-vacant sites identified in the prior fifth Cycle or vacant sites identified two or more consecutive planning periods, shall be provided by-right development when at least 20 percent of the units in the proposed development are affordable to lower-income households.

No applications for sites as defined in Program H 20 were received by the City in 2023. Any such application submitted in the future will be processed consistent with the provisions of Program H 20.

H-21 Monitor Nongovernmental Constraints Impeding Residential Development.

The City will monitor residential developments that have been approved by the City and where building permits or final maps have not been obtained, the City will make diligent efforts to contact applicants to discover why units have not been constructed within two years after approval. If due to nongovernmental constraints, such as rapid increases in construction costs, shortages of labor or materials, or rising interest rates, to the extent appropriate and legally possible, the City will seek to identify actions that may help to reduce or remove these constraints. Additionally, the City will proactively work with stakeholders to identify nongovernmental constraints or other considerations that may impede the construction of housing in Rio Vista and work collaboratively to find strategies and actions that can eliminate or reduce identified constraints

Due to limited staffing and work commitments, including preparation of the Rio Vista 2045 General Plan, efforts on this program were not initiated in 2023.

H-3. Subdivision Ordinance Review and Update.

As staffing and financial resources allow, the City will complete its review and update of the Subdivision Ordinance. With properly developed and updated subdivision standards, the ordinance can help reduce the costs of development while balancing basic environmental, health, and safety needs. Since the high cost of land is a major factor in the overall cost of housing development, reducing allowable lot sizes can contribute substantially to a reduction in total housing costs (lower per-unit land and infrastructure improvement costs due to higher densities). The City will include requirements and criteria in the Subdivision Ordinance for converting rental apartments into condominiums or cooperative projects (e.g., maintaining a minimum percentage or number of rental units and a minimum vacancy rate before conversions can occur).

During the 5th planning period, the City experienced challenges employing a full-time staff. However, the City was able to update its subdivision standards. In 2018, the Planning Commission approved a vesting tentative map to create a 20-lot industrial subdivision named Liberty Industrial Park. The proposed park subdivision has additional development capacity for 14 buildable lots and 6 common area parcels. In May 2018, a modification of the Liberty project was approved (Phase 3) to include smaller lots for more affordable development. An entitlement extension for the 310-acre Brann Ranch subdivision was approved in 2021.

H-12. Design Guidelines and Design Review.

A new program has been created by merging Design Guidelines and Design Review objectives from the previous Housing Element. Consistent with the General Plan’s Community Character and Design Element, the City will prepare and adopt Design Guidelines for new developments. In order to ensure that future development projects are compatible with the character and setting of Rio Vista, design guidelines which address compatibility and environmental sustainability objectives will have to be created. The City will consider building orientation, ceiling height, street layout, lot design, landscaping, and street tree plantings/unit orientation (for the purposes of solar access and energy/water conservation) during subdivision review. Allow mobile homes and factory-built housing with permanent foundations that also meet all design review requirements. The City will require Universal Design standards for all new housing

The City plans to adopt objective design standards mid-year of the 6th cycle planning period.

H-17. Special Housing Needs.

The City will review and update, as needed, provisions for a variety special needs housing, including requirements under SB 2. The City will develop guidelines to ensure that rental housing developments contain an appropriate percentage of three- and four- bedroom dwelling units to benefit farmworkers and other special needs groups identified in this Element. The City will assist developers in applying for available state and federal programs. The City will also provide density bonuses and consider fee reductions for developers who include large-family units in rental housing developments. Work with the Solano County North Bay Regional Center to implement an outreach program that informs families within the City on housing and services available for persons with developmental disabilities. The program could include the development of an informational brochure, including information on services on the City’s website, and providing housing-related training for individuals/families through workshops.

During the 5th planning period, the City experienced challenges employing a full-time staff. However, the City used its SB 2 and LEAP grant funding to conduct planning studies, and evaluate and develop conceptual plans for housing on a City-owned industrial parcel to present to City Council.

H-22. Government Code §65853.

As provided for in Government Code §65853, the City currently allows the installation of manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 on a foundation system, pursuant to §18551 of the Health and Safety Code, on lots zoned for conventional single-family residential dwellings. While the project will be subject to architectural review, the manufactured home and the lot on which it is placed are held to the same development standards as those for a conventional single-family residential dwelling on the same lot.

During the 5th Planning Cycle, the City continued to allow the installation of manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 pursuant to Section 18551 of the Health and Safety Code.

H-24. Regulatory Incentives.

The City will negotiate specific development standards, parking standards, development fee reductions and reimbursement of fees with affordable housing sponsors that may contribute to a reduction in the cost of housing for low- and moderate-income households. Design flexibilities will be provided in accordance with the State Density Bonus Law. Examples of such incentives and variation in design standards are found in the Summerset/Trilogy senior housing development.

In 2022 the City modified its parking standards to reduce requirements for off-street parking where it can be demonstrated adequate on-street parking is available to serve project parking demands.

H-32. Hire a Housing and Grants Coordinator.

Subject to availability of funds, the City should hire a Housing and Grants Coordinator with training (or trainable) in fair housing within the Community Development Department to apply for Housing, Business, Infrastructure, Planning and related grants and administer the grants. Example of programs that could be started include, but are not limited to, First-time home buyer assistance, housing construction, housing rehabilitation, senior housing, assisted-living/senior care, business start-up loans, etc. The City would provide referrals for assistance with loan modifications or refinancing for homeowners who are overpaying.

During the 5th planning period, the City experienced challenges employing a full-time staff. The City is working with Renne Public Policy Group (RPPG) who will be providing grant consulting services and will be applying for and administering grants moving forward.

H-4. Priority Development Area Plan.

The City is in the process of preparing a Priority Development Area Plan for the downtown for developing more housing along with amenities and services to meet the day-to-day needs of residents in a pedestrian-friendly environment served by transit. The City will facilitate multifamily housing within the PDA and apply the State Density Bonus Laws to enhance project viability.

The City prepared its Downtown Plan for the PDA in 2017. The plan included developmental potential through underutilized parcels for commercial, residential, and other uses to accommodate for housing affordable to varying income levels. No applications for residential development projects have been submitted as of December 2023.

H-6. Capital and Improvement Program.

The City will update its five-year Capital Improvement Program (CIP) for all city public capital projects. The CIP will identify priorities, funding sources, and timing for design, construction, and operations. The City will use the CIP to ensure that adequate public facilities are provided in order to accommodate the projected housing production anticipated in all elements of the General Plan. The CIP will be developed in conjunction with the City budget, and will cover a period of five years from its inception. The CIP will be reviewed, amended, and adopted with the budget on an annual or biannual basis, as applicable. The CIP will include grant-funded projects, as well as projects funded from local revenue sources

To ensure funds are available, the City updated its Capital Improvement Program (CIP) for 2020 and 2021.