De Novo prepared the 4th and 5th cycle Housing Elements for the City Ripon. The 4th cycle Housing Element was prepared in 2015 and addressed the City’s Regional Housing Needs Allocation for the 2007-2014 period. However, the City’s had not rezoned adequate sites to address the 2001-2008 RHNA, so the 4th cycle Housing Element Update addressed the City’s carryover housing needs from the 2001-2008 RHNA period as well as the City’s assigned needs for the 2007-2014 period. De Novo worked closely with City staff to identify a full range of sites with the potential to accommodate housing development, including multifamily and affordable housing. Our approach to the inventory of housing sites resulted in the City needing to rezone only 3.5 acres in order to meet the combined 2001-2008 and 2007-2014 RHNA allocations.
Each Housing Element provided a thorough housing needs assessment; analysis of non-governmental and governmental constraints, including those associated with the General Plan, Zoning Code, development fees and schedules, and other regulations regarding residential development; analysis of available sites, including potential mixed use sites; identification of resources for the construction, rehabilitation, and maintenance of the housing stock; and review of housing accomplishments and evaluation of the effectiveness of the previous Housing Element. The Housing Plan included policies and programs that will bring the City’s Zoning Code into compliance with state law. Detailed programs to address state requirements for density bonuses, emergency shelters, transitional and supportive housing, and density bonus as well as policies and programs to ensure the City maintains adequate housing sites and encourages a range of housing types at affordability levels meeting the City’s needs were provided.