Inclusionary Housing Ordinance

Agency:	City of Antioch
State:	California
Type of Government:	State & Local
Category:	36 - Special Industry Machinery
Posted:	Feb 1, 2024
Due:	Mar 7, 2024
Solicitation No:	RFP-02012024
Publication URL:	To access bid details, please log in.

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Request for Proposals

(RFP)

Issue Date: Thursday February 1, 2024

Deadline for Submissions: Thursday March 7, 2024

INTRODUCTION

The City of Antioch (“the City”) invites qualified respondents to provide consulting services

for the preparation of an Inclusionary Housing Ordinance and economic feasibility study.

The City’s 6th Cyle Housing Element Update includes Policy 2.1.10, which states:

Initiate a feasibility study for an inclusionary housing ordinance for City

Council consideration. The ordinance would generally require that the

development of new market-rate housing units include a percentage of units

that are affordable at specific income levels or that in-lieu payment be made.

The revenue generated from in-lieu fees would be used to generate funding

for the development of affordable housing in the city. Funds collected from

in-lieu fees could be used for the following purposes:

• New construction of affordable housing.

• Acquisition/rehabilitation of housing and addition of affordability

covenants.

• Permanent supportive housing/transitional and emergency

shelters.

• Down payment assistance program.

• Rental assistance programs.

The City is seeking a consultant or consultant team (“consultant team”) to complete this

Housing Element implementation task. The selected consultant team will enter into a

Consultants Services Agreement with the City.

BACKGROUND

The City of Antioch was incorporated in 1872 as a general law city operating under the

City Council/City Manager form of government. Antioch is the Gateway to the Delta,

located on the banks of the San Joaquin River in Northern California, accessible from

Highways 4 and 160, in eastern Contra Costa County. The City is adjacent to the City of

Oakley to the east, the City of Brentwood to the south and east, unincorporated Contra

Costa County to the south, the City of Pittsburg to the west, and the southern shore of the

San Joaquin River to the north. Antioch is the second largest City in Contra Costa County

and covers 30 square miles. The City is served by e-BART (Hillcrest Station) with rail

transit service to San Francisco.

Antioch is a suburban city and provides public services including police, water, streets,

parks, engineering, planning, and administrative services. The City operates under a

Council-Manager form of government. The City is divided into four (4) Council districts

with one (1) elected representative for each district. The Mayor serves at large and is

elected to a four-year term.

CURRENT HOUSING POLICIES IN ANTIOCH

The City’s 6th Cycle Housing Element was certified by the California Department of

Housing and Community Development (HCD) on October 12, 2023. The City’s Regional

Housing Needs Allocation (RHNA) for the 6th Cycle is 3,016 units, broken down into the

following income categories:

Very Low

Low

792

456

Moderate

493

Above Moderate

1,275

As part of the Housing Element effort, the City rezoned 183 parcels to high density zoning

districts in order to accommodate the City’s RHNA. A copy of the Housing Element is

available here:

https://www.antiochca.gov/community-development-department/planning-

division/housing-element-docs/

In addition to the Housing Element, the City has undertaken two unique projects to

incentivize housing production. The first is the Commercial Infill Housing (CIH) Overlay

District adopted in the spring of 2022. This project added the CIH zoning overlay to 10

underdeveloped or undeveloped commercial sites in the City. The CIH overlay allows by-

right development of multifamily housing at these sites with densities beginning at 12

dwelling units an acre. To date, one apartment project has been approved and the City

has received interest in developing additional sites.

In November 2023, the City Council adopted the Innovative Housing overlay district and

rezoned 33 faith owned parcels with the overlay. The Innovative Housing district allows

the by-right development of affordable housing in the form cottage communities on faith

owned land.

The next project the City is undertaking to develop affordable housing in the City is the

Inclusionary Housing Ordinance.

PROJECT DESCRIPTION

The City currently does not have an inclusionary housing ordinance and is seeking a

qualified consultant team with knowledge of current housing law, market-rate economics,

and ordinance drafting. The consultant team will work collaboratively with staff and

community stakeholders to lead a process that proactively engages the community,

complies with all applicable laws, and results in a defensible and easy to implement

Inclusionary Housing Ordinance. The qualified respondent will outline an approach and

timeline with the necessary steps (ranging from public outreach, economic analysis, and

ordinance development) to achieve an adopted ordinance. The contract will also include

completion of the appropriate environmental document pursuant to the California

Environmental Quality Act (CEQA). It is expected that the consultant team will:

• Be familiar with the State statutory requirements and HCD guidance regarding

Inclusionary Housing Ordinances.

• Create an ordinance compliant with the Metropolitan Transportation

Commission’s Transit Oriented Communities Policy, specifically the inclusionary

zoning policy. The policy website is here: https://mtc.ca.gov/planning/land-

use/transit-oriented-communities-toc-policy

• Submit an economic feasibility study to ensure the Inclusionary Housing

Ordinance will not constrain the production of housing.

• Provide the City with alternative options for compliance, including an in-lieu fee.

• Consider staffing levels necessary to implement proposed programs when

developing the ordinance.

• Engage community stakeholders and elected and appointed officials.

• Promote and advertise public participation opportunities through an engagement

campaign.

• Ensure the project remains on time and on budget.

SCOPE OF WORK

The Inclusionary Housing Ordinance shall include the regulations, strategies, and actions

the City will undertake to facilitate the construction of new affordable housing throughout

the City. The Scope of Work the consultant team will submit with their proposal shall

consist of, at a minimum, the following tasks. Proposals are encouraged to contain

additional tasks that may be necessary to implement the Project Description.

Task 1: Project Administration

Task 1.1 Project Kick Off Meeting. The consultant team will schedule a kick-off meeting

with City staff to discuss the project expectations regarding coordination, deliverables,

and project procedures. If possible, this meeting should be held in person.

Task 1.2 Project Schedule Development. The consultant team will work with staff to

develop a project schedule that includes major tasks and milestones, including CEQA

document preparation timelines. The schedule should include staff review of work

products, public outreach meetings, Planning Commission and City Council study

sessions, and public hearings.

Task 1 Project Coordination. The consultant team’s project manager will meet with the

City’s project manager on a regularly scheduled basis to review the project to ensure the

objectives and milestones are met.

Task 2: Inclusionary Housing Ordinance

Task 2.1 Examination of Data. Analyze the existing conditions within the City and the

region, including the cost to produce affordable and market rate housing, the existing

market demand for housing, and existing affordable housing supply.

Task 2.2 Economic Feasibility Study. The Inclusionary Housing Ordinance should create

affordable housing without negatively impacting the development of market rate housing.

The consultant team shall have the capability to develop a financial model that will analyze

the impacts of various inclusionary housing requirements. The Economic Feasibility Study

should, at a minimum:

• Establish a methodology for modeling the potential impacts and value of the

Inclusionary Housing Ordinance.

• Identify income targets for affordable housing based on an analysis of local needs,

RHNA obligations, and regional market.

• Prepare an economic study to determine the appropriate percentage of affordable

units for various residential prototypes found in the City. Base the analysis on

recent construction activity and current development applications. Identify at least

three residential scenarios for analysis in the study that are representative of the

City. As part of the process, the consultant team shall conduct interviews with

developers and the development community.

Task 2.3 Nexus Study. Conduct a study to ensure the required fees are proportional to

the impact of new development. Recommendations should be consistent with AB 1505

and best practices, including: in-lieu fees, land dedication, off-site construction,

acquisition and rehabilitation of existing units, and preservation of existing units.

Task 2.4 Recommendation for Inclusionary Housing Ordinance. Based on the results of

community outreach, examination of data, the economic feasibility study, and the nexus

study, the consultant team shall provide recommendations for the Inclusionary Housing

Ordinance. The recommendations shall include:

• Identify recommended incentives, with pros and cons of each incentive.

• Identify staffing needs to implement the proposed incentives.

• Identify alternatives to the on-site fulfillment of inclusionary housing, such as an in-

lieu fee.

• Program structure and administration strategies.

• Required share of income categories to be served and required share of units to

be set aside as affordable.

Task 2.5 Preparation of Inclusionary Housing Ordinance. The consultant team shall

prepare an administrative draft, public review draft, and final draft of the ordinance.

Task 3: Community Engagement

Task 3.1 Community Outreach Program. The consultant team shall propose an

appropriate outreach program that engages residents, the development community, and

other stakeholders. The community engagement strategy shall include a strategy to

engage non-English speakers in the community. The City expects the outreach to include

meetings/workshops that are separate from and in addition to Planning Commission and

City Council study sessions and hearings.

This is the opportunity summary page. You are currently viewing an overview of this opportunity and a preview of the attached documentation. For more information, please visit the Publication URL Web page.

Bid Number	Open Date	Close Date	Close Time	Description	RFP/Bid Doc	Addendum
RFP-02012024	2/01/24	3/07/24	5 PM	Inclusionary Housing Ordinance

Inclusionary Housing Ordinance

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